# Commercial TPO Roofing Cost Per Square Foot (2026) | Federal Way Roofing

> 2026 commercial TPO roofing costs per square foot, broken down by overlay, new construction, and full tear-off reroof, with what changes the price for Federal Way buildings.

URL: https://federalwayroofing.net/guide/commercial-tpo-roofing-cost-per-square-foot/

Commercial TPO roofing costs roughly $6.50 to $11.50 per square foot installed in 2026, or about $650 to $1,150 per roofing square. Overlay/recover jobs run $6-$8 per square foot, new construction $10-$15, and a full tear-off reroof $15-$20 — the project type matters more than the membrane itself.

Commercial roofing quotes vary widely because "TPO roofing cost" actually describes three very different scopes of work, not one price.

## The three project types

**Overlay/recover** (new TPO over one sound existing layer): $6–$8 per square foot. The most affordable option, but only viable if the existing roof deck and insulation are still in good condition and code allows a second layer.

**New construction** (clean deck, no tear-off): $10–$15 per square foot. Installing onto a bare deck with new insulation from scratch.

**Full tear-off reroof**: $15–$20 per square foot. Removing the existing roof system entirely, inspecting and repairing the deck, and installing new insulation and membrane. This is the most expensive option but the only one that can find and fix hidden deck damage.

## What's inside the number

TPO membrane material itself runs $1.75–$3.75 per square foot depending on thickness (45, 60, or 80 mil). Labor and installation add $3.25–$5.50 per square foot depending on roof height and accessibility. Insulation and accessories add another $1.50–$2.50 per square foot. Most standard commercial projects land around $8–$10.50 per square foot installed once these pieces combine, before tear-off or unusual access requirements push it higher.

## What changes the price for your building

Standing water that needs drainage correction adds tapered insulation cost. A roof with heavy rooftop equipment (HVAC units, satellite dishes, solar) adds flashing and penetration detail labor. Building height and access — whether a crane or hoist is needed to get material to the roof — meaningfully affects labor cost on multi-story buildings.

## Converting to roofing squares

At $6.50–$11.50 per square foot, a roofing square (100 sq ft) runs roughly $650–$1,150 installed — useful if you're comparing a commercial quote against residential per-square pricing elsewhere on this site, though commercial jobs scale differently than residential ones due to equipment and access requirements.

## Getting an accurate number

Because project type drives most of the cost variation, a number given without a site visit is a guess. We assess drainage, seam condition, and rooftop equipment before quoting, and specify in writing which of the three project types your building actually needs.

## FAQ

**Is TPO cheaper than EPDM?**

Material cost is similar or slightly favors EPDM, but installation costs vary by roof size, seam count, and labor availability more than membrane choice alone. See our TPO vs. EPDM vs. modified bitumen guide for the full comparison.

**Why does the per-square-foot price vary so much?**

Project type is the biggest factor. An overlay over one existing sound layer costs far less than a full tear-off that also requires deck inspection, insulation replacement, and disposal of the old roofing.

**Does the price include insulation?**

Not automatically — tapered insulation or drainage correction is priced separately and adds roughly $1.50-$2.50 per square foot when the existing roof's drainage needs correcting, which we identify at the site assessment.