Roofing costs depend on your project and location. Check with a local pro for your specific job.
Torch down roofing installation costs between $3,500 and $17,500 for your project, with roof size and material choice determining your final total.
Your climate determines whether SBS-modified bitumen or APP-modified bitumen works best, with SBS handling cold weather and APP suited for warmer regions.
Budget for existing roof removal between $1,000 and $1,500 and permits ranging from $150 to $1,000 when planning your project costs.
Hiring a local roofing professional keeps your household safe from open flame hazards during installation and helps prevent leaks.
In 2026, torch down roofing is a practical choice for flat or low-slope roofs, with a typical project cost ranging from $3,500 to $17,500, depending on roof size and material selection. Homeowners can expect to pay $12,250 on average. When budgeting, plan for existing roof removal between $1,000 and $1,500 and permits ranging from $150 to $1,000, as these add-ons can meaningfully affect your total.
Materials and labor are the two primary cost drivers for torch down roofing, combining to $3.50 to $7 per square foot for most projects. Labor typically accounts for about 60% of the total cost, with materials making up the remaining 40%. Prices vary by region, and the factors below break down how each variable affects your final total.
Your roof's square footage is the most straightforward way to estimate torch down roofing installation costs, and costs vary by size as shown in the table below. Because torch down roofs are flat or only slightly sloped, you can calculate the square footage by simply multiplying your home's length by its width.
| Roof Size (Sq. Ft.) | Total Cost in 2026 |
|---|---|
| 1,000 | $3,500–$7,000 |
| 1,500 | $5,250–$10,500 |
| 2,000 | $7,000–$14,000 |
| 2,500 | $8,750–$17,500 |
| 3,000 | $10,500–$21,000 |
Professional roofers typically direct 40% to 50% of the total project cost toward labor fees, and understanding this breakdown helps you evaluate the estimate you receive from your local roofing company. Common line items within that labor cost include existing roof demolition and disposal at $1 to $5 per square foot and installing flashing at $200 to $500.
If a general contractor is already managing a remodel, addition, or new home build for you, that same company can typically handle the torch down roofing as well. General contractors charge between 40% and 50% of the project cost to cover labor, overhead, and profit, which is consistent with what a dedicated roofing company would charge.
If your roof is undergoing reconstruction, now is a good time to consider hiring other specialists to handle other items on your roofing to-do list.
Chimney repair costs: $160 to $750
Skylight repair costs: $1,000 to $2,770
While the size of your roof is the most prominent pricing factor for torch down roofing, there are a few other cost factors to consider.
The number of layers you choose directly affects both cost and longevity. The two-layer option costs less upfront but lasts only around 15 years, while a three-layer roof offers a 20- to 25-year life span, making it the better long-term value for most homeowners.
| Number of Roof Layers | Price Range in 2026 |
|---|---|
| 2 | $3.50–$6.50 |
| 3 | $4–$7 |
Torch down roofing uses either SBS-modified bitumen or APP-modified bitumen, and while the two are fairly comparable in price, the difference can meaningfully affect total cost on larger buildings. Costs vary by material type as shown in the table below.
SBS stands for styrene-butadiene-styrene, which is a synthetic rubber. This material is more flexible than APP-modified bitumen and requires two layers: a base layer and a granulated cap sheet layer, which offers UV protection.
SBS-modified bitumen roofs are durable against extreme weather and impacts, and are also energy efficient. And while installers typically use the torch down method for SBS-modified bitumen, you can also choose between cold adhesive or self-adhesive applications.
APP stands for atactic polypropylene, which is a type of polymer. Therefore, this material is plastic-modified rather than rubber-modified and has an asphalt base. This makes for a more rigid roof compared to SBS-modified bitumen, and the installation process requires three layers.
APP-modified bitumen roofs can withstand extreme weather changes and offer great durability; however, it is not an ideal option for areas that are consistently below 25 degrees Fahrenheit. The installation process for this material is almost always the torch down method.
| Material Type | Price Range in 2026 |
|---|---|
| SBS-modified bitumen | $3.50–$6.50 |
| APP-modified bitumen | $4–$7 |
Before a new torch down roof can go on, your existing roof must be removed, and the cost to remove an existing roof runs around $1,000 to $1,500. Factor this into your overall budget from the start, since it is a near-universal requirement rather than an optional add-on.
Many roofing contractors offer optional warranty coverage for their work, and this protection typically costs between $500 to $2,000 depending on the terms. It is an added expense worth considering, since it can cover both materials and workmanship if issues arise after installation.
Most municipalities require a permit to install a new roof, and permit fees typically range from $100 to $1,000 depending on your local jurisdiction. Check with your contractor or local building department early in the planning process so this cost is included in your budget from the start.
Roofing demand peaks in the fall, which drives up prices, while winter typically brings slower demand and more competitive rates. Knowing the best time to install a roof in your area can help you time your project to get a better price.
In regions where torch down roofing is less common, lower local demand can push prices up by $1 to $2 more per square foot compared to areas where it is widely installed. If you live in one of these markets, getting multiple quotes from local contractors is a practical way to keep costs in check.
While all roofs should be installed by pros for safety reasons, torch down roofing requires an open flame during installation, adding a new dimension of danger. Hire a roofer near you who specializes in torch down roofing so you can rest assured that the project will be done safely and properly.
When you hire a pro to install your new torch down roofing, you’ll enjoy these benefits:
You’ll get expert advice on choosing between SBS-modified bitumen or APP-modified bitumen based on your climate.
Your roofer will conduct inspections and identify prep work that needs to be done, like roof deck repair.
They’ll remove and dispose of your old roof.
Material and workmanship warranties will ensure that issues that arise will be taken care of.
Expert installers will make sure the torch down roofing is properly and safely installed to prevent leaks and mold growth.
Work will be performed in accordance with local codes and regulations, ensuring you pass inspections and enjoy a long-lasting roof.
If you have a torch down roof that's in decent shape and not beyond 70% of its expected life span, you should consider repairing it instead of replacing it.
| Repair | Replace |
|---|---|
| Costs less than replacement | Costs more than repairing in most cases |
| Is a possibility if more than 30% of the life span still exists | Is the best option if the roof's life expectancy is nearly up |
| May require additional repair work later | Will likely be a while before repairs are necessary |
| May not allow the same warranty protections | Generally comes with significant warranty protections |
There are several ways to reduce the cost of installing a torch down roof.
Consider going with a two-layer roof rather than a three-layer roof.
Hire your contractor to perform the installation during off-peak seasons, such as early spring, late fall, or winter if possible.
Ask your contractor about discounts for using in-stock materials instead of custom or more expensive options.
Installing a new roof on your home will help it hold its value. Houses with flat roofs can choose between a couple of flat-roof material options. Torch down roofing works well in almost any climate and has a long life span compared to several other material types. However, the return on investment (ROI) that homeowners can realize likely depends on location and the local housing market. Typical ROI's for torch down roofing hover around 60% of the roof's cost.
Be prepared to discuss the materials you want to use for your torch-down roofing, as well as the number of layers you would like to have installed.
Find out which warranties are available for materials and workmanship.
If your roof has a history of issues, like water leaks, have the records on hand to share with your roofer.
Ask if you should anticipate additional costs for necessary services, such as demolition and disposal.
Home is the most important place on earth, which is why Angi has helped more than 150 million homeowners transform their houses into homes they adore. To help homeowners with their next project, Angi provides readers with the most accurate cost data and upholds strict editorial standards. We extensively research project costs to develop the pricing data you see, so you can make the best decisions for you and your home. We rely on reputable sources, including the U.S. Bureau of Labor Statistics, academic journals, market studies, and interviews with industry experts—all to ensure our prices reflect real-world projects.
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Mitchell and the crew were top tier i am so happy with my new roof
Home Genius ExteriorsD1 Roofing delivers outstanding service from beginning to end, backed by a strong warranty and expert teams. I highly recommend them for their excellence in meeting and surpassing expectations with unmatched communication. Choosing D1 Roofing was flawless decision
Division 1 Roofing LLCThis place took $25,000 for a flat roof job with a five-year warranty and never returned to fix the leaks that were caused by their work. These people are not professionals and should not be doing this type of work. They incorrectly changed the pitch of the roof, and caused more damage than...
The technician was very professional and friendly. He answered all my questions and was very thorough. He left the fireplace area very clean . He inspected from the roof and advised me as to other work that might need to be done. There was no pressure there. I was very satisfied with the...
Supreme brick & chimneyI am really impressed with their timeliness and turnaround. Mitchell came out, and we decided to move forward with their pricing. Our roof was on within a week, and we could not be happier with their team! Amazing company, great prices and honest, dependable craftsmanship. I highly recommend...
Window Depot USA of Central OhioManuel Calvillo is the best option in the area for roofing and you won't be disappointed.
They damaged multiple items on my property, including a marble slab used as a table top, tried to hide it, and refused to pay or replace. Arrived day one without a ladder to access roof & delayed a day. Left a mess in back yard; didn't wear face masks; no show by owner to property to see damages
Grants Tree ServiceI've hired Gary/Cherokee Roofing for two different homes, work quality, responsiveness, and completion have been great both times. And the prices quoted were very competitive. I would definitely hire again.
Lyle did a great job removing asbestos shingles from our front porch roof. They worked together with our roofer to make sure that the new roof was able to be installed on the same day that Lyle removed the asbestos shingles.
Lyle EnvironmentalBradley Builders did a good job replacing the roof on our front porch. They color-matched the existing shingles on the rest of the house and installed a metal ridge roll since we live in a historical neighborhood. They did the job while we were out of town. When we got back, everything was...
Bradley Builders, Inc.From average costs to expert advice, get all the answers you need to get your job done.
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