Commercial Roof Cost Per Square Foot in Dallas-Fort Worth (2026 Pricing)

Commercial Roofing Price Reference: DFW Market 2026

Look, the number one thing we hear from building owners is “I had no idea it would cost that much.” That's almost always because they got a ballpark from someone over the phone with no drone measurement, no moisture scan, and no real assessment of what's actually up there. These are installed costs — membrane, insulation (standard 2-inch polyiso), fasteners, and labor — for a straightforward commercial flat roof with minimal penetrations and standard accessibility. Adjustments for insulation upgrades, tear-off, and complex geometry are covered below.

Total Project Cost Examples

These are representative total project costs (tear-off + insulation + membrane + labor) for common commercial building sizes in DFW:

Small Retail / Strip Tenant Space (5,000 sqft)

• TPO 60 mil: $32,500 – $52,500
• EPDM: $22,500 – $37,500
• PVC: $40,000 – $57,500

Mid-Size Office or Warehouse (20,000 sqft)

• TPO 60 mil: $115,000 – $175,000
• EPDM: $85,000 – $135,000
• PVC: $150,000 – $210,000
• Modified Bitumen: $100,000 – $165,000

Large Industrial / Distribution (100,000 sqft)

• TPO 80 mil: $620,000 – $950,000
• EPDM: $460,000 – $720,000
• Standing Seam Metal: $920,000 – $1,600,000

Factors That Actually Move the Number

Insulation Upgrade

Base pricing assumes 2-inch polyiso (approximately R-13). Texas energy code for commercial buildings requires minimum R-20 to R-25 depending on occupancy and vintage — and it's not optional. When you re-roof, you're required to bring the insulation up to code. Upgrading to 3–4 inches of polyiso adds $1.50–2.50 per square foot. We've seen owners shocked by this line item because the guy who gave them a quick estimate over the phone didn't mention it. We always flag it upfront.

Tear-Off vs. Layover

Most codes allow a max of two roofing layers. If you've already got two, tear-off is mandatory — add $0.75–1.50 per square foot for labor and dumpster. One existing layer? A layover (new membrane over the old) saves $0.50–1.00 per square foot, but only works if the existing insulation is dry. We run thermal imaging before recommending a layover. Jonathan pulled up to a job in Lewisville where three bids told the owner he was a good layover candidate. Thermal scan showed wet insulation across 40% of the roof. That's a tear-off, period.

Penetration Count

Every penetration — HVAC curb, pipe boot, drain, skylight curb, conduit — needs individual flashing work. A roof with 50 penetrations costs a lot more than one with 10 at the same square footage. We drone-map every penetration before we write an estimate so nothing shows up as a surprise change order mid-project. That's how we quote it, that's how we bill it.

Roof Access and Height

Single-story buildings are the easiest. Multi-story needs man-lift equipment ($800–2,000 per day rental) or extended ladder systems — adds $0.50–1.50 per square foot to labor. Buildings with interior drains instead of perimeter gutters need more drain installation work and additional flashing details. All of this gets counted before we give you a number.

How We Actually Price a Commercial Job

We drone every commercial roof before we write an estimate. Photogrammetric measurement accurate to within 2% of actual square footage — not a tape measure and a rough guess. The thermal imaging finds wet insulation so we can price any deck repairs upfront instead of discovering them during demo and hitting you with a change order. We see this all the time with buildings along the 635 corridor — looks fine from the ground, drone finds wet insulation in three sections that was never caught.

Our estimates spell out the membrane brand, thickness, and insulation R-value. A $6/sqft TPO bid with 45 mil membrane and R-13 insulation is not the same roof as a $7.50/sqft bid with 60 mil and R-25. Both say “TPO.” Only one gives you 20+ years. Ask every contractor to put those specs in writing.