2026 price guide
What a commercial roof costs in San Antonio
Most commercial roof replacements in San Antonio cost between $9.50 and $14 per square foot in 2026 for a TPO system with one layer torn off, R-25 insulation and a 20-year warranty. Silicone restorations run about $2.20 to $7.10 per square foot, and most repairs land between $650 and $4,500 a visit. Membrane prices rose 5 to 7 percent in April 2026, and these ranges include that increase. The rest of this guide explains where your roof should fall inside those ranges.
Commercial roof cost per square foot by system
Prices include tear-off of one existing layer, R-25 insulation, labor, disposal and a 20-year manufacturer warranty on a mid-size, one-story building. Coating ranges run from a 10-year to a 20-year coating warranty. Metal is quoted as a full replacement on a sloped or retrofit framing system.
| Roof system | Installed cost / sq ft | Typical life | Best for |
|---|---|---|---|
| TPO | $9.50 – $14 | 20–30 yrs | Warehouses, retail, offices |
| PVC | $10.50 – $16 | 25–30 yrs | Restaurants, hospitals, roofs with grease or chemical exhaust |
| EPDM | $9 – $13.50 | 20–30 yrs | Large, simple roofs on a tight budget |
| Standing-seam metal | $12 – $20 | 40+ yrs | Sloped roofs, metal buildings, churches |
| Modified bitumen | $11 – $16.50 | 15–25 yrs | Busy mechanical roofs, smaller buildings |
| Built-up (BUR) | $10.50 – $16 | 20–30 yrs | Existing BUR roofs, heavy foot traffic |
| Silicone coating (restoration) | $2.20 – $7.10 | adds 10–20 yrs | Sound roofs with less than about 25% wet insulation |
| Acrylic coating (restoration) | $1.80 – $5.70 | adds 10–15 yrs | Sloped metal and well-drained roofs; not for ponding water |
| Repair | $650 – $4,500 per visit | — | Leaks, storm damage, failed flashings |
TPO is the most common choice on low-slope roofs here because it is white, heat-welded and priced well. PVC costs more but resists grease and chemical exhaust, which is why restaurants and hospitals pick it. EPDM is a black rubber membrane that is cheaper to install but runs hot in our summers unless it is coated.
What moves the price up or down?
Layers already on the roof
Building code allows two roof coverings at most. If your building already has two, everything comes off, and tearing off one layer costs about $1.10 to $2 per square foot and two layers about $1.90 to $3.20, including dump fees.
Deck condition
Rusted steel or rotted wood deck has to be replaced before anything goes on top. A few soft spots add little; widespread damage usually adds $1 to $2 per square foot across the roof, or $1.50 to $3 per square foot for each area actually replaced. A moisture scan before the bid tells you which it is.
Insulation and the energy code
San Antonio sits in climate zone 2 and still enforces the 2021 energy code, which calls for R-25 of continuous insulation above the deck when a roof is replaced. That insulation is often 20 to 25 percent of the job, and it is also what lowers your cooling bill.
Access, height and rooftop equipment
A one-story warehouse with an open yard is the cheapest roof to work on. Crane lifts, tight downtown streets, tall parapets and every HVAC unit, vent and pipe that needs new flashing add cost. Each unit typically adds $250 to $600.
Warranty length
Longer manufacturer warranties need thicker membranes, more fasteners and inspections. Moving from a 10-year to a 20-year warranty usually adds 50 to 90 cents per square foot; a 30-year warranty adds more.
San Antonio weather
Dark roofs here pass 150°F in July, UV breaks down membranes faster than up north, and the hail season from March to June regularly damages roofs across Bexar County. Reflective membranes, thicker cover boards and hail-rated systems cost a little more up front and pay that back.
Repair, coat or replace?
The cheapest roof is the one you do not replace too early. Use this as a first filter, then confirm with an inspection.
| If your roof has… | Best move | Typical cost |
|---|---|---|
| One or two leaks, roof under 15 years old | Repair | $650 – $4,500 per visit |
| Sound membrane, less than about 25% wet insulation | Coat / restore | $2.20 – $7.10 / sq ft |
| Wet insulation over 25%, deck damage or leaks that keep coming back | Replace | $9.50 – $14 / sq ft |
| Two roofs already on the building | Replace with full tear-off | add $1.90 – $3.20 / sq ft for tear-off |
| Fresh hail or wind damage | Inspect and document first | Often covered by insurance |
Cost by building type
Same system, different building, different price. These are TPO replacement ranges per square foot for a typical-size roof of each type, adjusted for how the building is usually built, accessed and used. Small roofs such as canopies carry a higher price per foot because setup costs the same.
| Building | TPO replacement / sq ft | Why it differs |
|---|---|---|
| Warehouse / distribution | $9 – $13 | Big open roofs keep the per-foot price low; skylights and dock canopies add up. |
| Metal building (PEMB) | $9.50 – $14 | Often coated or retrofitted instead of torn off, which saves a lot. |
| Apartments | $10 – $15 | Several buildings, residents below and tight parking for staging. |
| HOA / condos | $10 – $15 | Phased by building to match reserve budgets and board approvals. |
| Retail center | $9.50 – $14 | After-hours work over tenants and many rooftop units. |
| Office | $10 – $14.50 | Taller buildings mean crane time and more equipment to flash. |
| Church | $11 – $16 | Steep sections, height and decorative details raise labor. |
| Medical office / senior living | $10.50 – $15 | Quiet work, safety plans and air-intake protection. |
| Hospital | $10.50 – $15.50 | Infection control, night work and helipads. |
| Hotel | $10.50 – $15 | Guest-quiet hours and phased work over occupied floors. |
| Cold storage / food plant | $10.50 – $15.50 | Thick insulation, vapor control and food-safe work zones. |
| Barn / agricultural | $10 – $14.50 | Simple metal roofs, usually the lowest cost per foot. |
| Gas station / canopy | $11.50 – $17 | Small roofs carry the minimum job cost, done fast around traffic. |
| Data center | $11.50 – $17 | Redundant dry-ins and zero tolerance for leaks. |
See all industries we roof for how we plan the work on each type of building.
Insurance, financing and taxes
Insurance. Hail and wind damage is usually covered, wear and age are not. Photos with dates, an inspection report written soon after the storm and a roofer who meets the adjuster make the difference. Read more on storm and hail damage repair.
Financing. Many owners spread a replacement over monthly payments or phase it across two budget years, worst section first. Ask us for a phased plan with a firm price for each phase.
Section 179. Roofs on non-residential buildings count as qualified real property, so many businesses can deduct the cost in the year the roof goes on instead of depreciating it over 39 years. For property placed in service after 2024 the limit rose to $2.5 million. A separate Section 179D deduction can apply to energy-saving roof upgrades. Rules have limits and phase-outs; confirm with your CPA. This is not tax advice.
How this calculator works
The calculator starts from installed 2026 prices for each roof system, built from published Texas and national commercial roofing cost data, manufacturer price notices from April 2026 and San Antonio code requirements. It then adds tear-off by number of layers, deck repair, insulation, cool-roof upgrades, warranty level and flashing for each rooftop unit. A factor for each building type covers access, height and working rules, and small roofs carry a higher price per foot because setup costs the same.
The range is meant to cover most real jobs, not the best or worst case. It does not include structural work, asbestos removal, design fees or roofs that need new drainage. Prices are reviewed every quarter; this version is from October 2026.
Sources we checked for this version:
- Commercial Roof Guide: Commercial roof cost guide 2026 (installed cost, tear-off, insulation and 25-year maintenance by system)
- Core Commercial Roofing: Texas cost per square foot, 2026 (Texas installed ranges, tear-off, deck and permit costs)
- Fixr: Flat roof replacement cost, 2026 data and roof leak repair cost
- GAF commercial price increase, effective April 16, 2026 and ICP roof coatings price increase, April 20, 2026
- City of San Antonio DSD: codes and ordinances (2024 IBC, 2021 IECC)
- NRCA: Section 179 limit raised to $2.5 million for roofing
Sample costs for common San Antonio roofs
These examples run real building sizes through the same calculator, with one layer torn off, R-25 insulation and a 20-year warranty unless noted. Use them as a sanity check on a bid you already have.
| Project | Estimated range | Per sq ft |
|---|---|---|
| 5,000 sq ft retail building, TPO replacement, 3 rooftop units | $55,400 – $82,300 | $11.07 – $16.46 |
| 10,000 sq ft office, TPO replacement, 4 units | $103,700 – $153,800 | $10.37 – $15.38 |
| Same office with two old layers to remove | $112,400 – $166,800 | $11.24 – $16.68 |
| 20,000 sq ft metal building, standing-seam replacement | $244,000 – $410,000 | $12.19 – $20.51 |
| Same metal building, silicone restoration | $64,000 – $142,000 | $3.20 – $7.10 |
| 25,000 sq ft shopping center, TPO replacement, 8 units | $240,000 – $355,000 | $9.58 – $14.19 |
| 30,000 sq ft medical office, PVC replacement, 8 units | $342,000 – $523,000 | $11.41 – $17.44 |
| 40,000 sq ft apartment roofs, TPO replacement, 12 units | $406,000 – $601,000 | $10.14 – $15.02 |
| 50,000 sq ft warehouse, TPO replacement, 6 units | $448,000 – $662,000 | $8.96 – $13.23 |
| Same warehouse, silicone restoration | $151,000 – $335,000 | $3.02 – $6.69 |
| 100,000 sq ft distribution center, TPO replacement, 10 units | $851,000 – $1.26M | $8.51 – $12.56 |
| Leak repair on a 30,000 sq ft retail roof, active leak | $2,700 – $7,700 | per project |
Notice how the price per foot drops as roofs get bigger, and how a restoration costs roughly a third to half of a replacement on the same roof. That only holds if the roof qualifies for a coating.
Hidden costs and change orders to budget for
Most budget surprises on a commercial roof come from what is under the membrane. A good bid names a unit price for each of these so you know the cost before the roof is opened.
| Item | Typical 2026 cost | When it shows up |
|---|---|---|
| Deck replacement | $1.50 – $3 / sq ft replaced | Rusted steel or rotted wood found after tear-off |
| Wet insulation replacement | $2 – $3.50 / sq ft | Old leaks soaked the boards; a moisture scan maps it first |
| Moisture survey | $0.10 – $0.25 / sq ft | Before any coating or recover decision |
| Asbestos abatement | $3 – $8 / sq ft | Older built-up roofs and mastics, confirmed by testing |
| Rooftop unit flashing | $250 – $600 per unit | Every HVAC curb, vent and pipe that goes through the roof |
| Temporary water protection | $2,000 – $10,000 per project | Occupied buildings, data rooms and inventory below |
| Permit | $200 – $2,000+ | Every commercial reroof in the city |
Roof over or tear off?
A recover installs a new membrane over the old roof without removing it. It saves the tear-off cost of about $1.10 to $2 per square foot and keeps the building drier during the work. San Antonio enforces the 2024 International Building Code, which does not allow a recover when:
- the existing roof or its insulation is water-soaked or deteriorated,
- the building already has two roof coverings, or
- the existing roof is slate, clay or concrete tile.
A moisture scan answers the first question. If less than about a quarter of the roof is wet, the wet areas can be cut out and the rest recovered or coated. Above that, a full tear-off is the safer spend.
What each roof costs over 25 years
The cheapest roof to install is not always the cheapest to own. This table adds typical maintenance and repairs over 25 years to the installed price, using the middle of each range.
| System | Install + 25 yrs of upkeep | What drives it |
|---|---|---|
| TPO | about $14.25 / sq ft | Low upkeep, white surface keeps it cool |
| PVC | about $15.25 / sq ft | Higher price, fewest repairs near grease and chemicals |
| EPDM | about $15.50 / sq ft | Cheap to install, more seam and heat-related repairs |
| Built-up (BUR) | about $16.25 / sq ft | Heavy and durable, moderate upkeep |
| Standing-seam metal | about $17 / sq ft | Highest install cost, lowest upkeep, often lasts 40+ years |
| Modified bitumen | about $25 / sq ft | Often needs replacing once inside 25 years |
Metal looks expensive here because the window stops at 25 years. Over a 40 to 60 year life its cost per year is the lowest of the group.
What a commercial roofing quote should include
Two bids for the same roof can differ by 30 percent and both be honest, because they price different things. Line them up against this list before you compare totals.
- Scope of removal: how many layers come off, and who pays for disposal.
- Membrane and thickness: for example 60-mil or 80-mil TPO, and how it is attached.
- Insulation: type, thickness and the final R-value, plus any tapered insulation for drainage.
- Unit prices: a price per square foot for deck replacement and wet insulation, so hidden damage is not a blank check.
- Flashing and details: curbs, walls, edge metal, drains and every penetration.
- Warranty: manufacturer warranty length and whether it is a no-dollar-limit warranty, plus the roofer’s own workmanship warranty.
- Permit, inspections and cleanup written into the price.
- Schedule and protection: working hours, crane days and how the building stays dry.
2026 roofing price trends
Roofing materials went up again in spring 2026. GAF raised commercial prices from April 16, 2026: TPO and PVC membranes 5 to 7 percent, asphalt rolls 6 to 8 percent, and adhesives, primers and sealants 8 to 10 percent, plus a freight surcharge. From April 20, 2026, ICP raised acrylic roof coatings 5 to 7 percent and silicone coatings 3 to 5 percent.
The ranges on this page already include those increases. If your project is a year or more away, add 4 to 6 percent per year to budget figures, and ask your roofer how long the price in a bid is held.
Best time of year to replace a roof in San Antonio
Hail is the main reason to plan ahead. Since 2004, April has had the most hail reports near San Antonio, followed by May and March. A roof replaced in fall or early winter is finished before that season, and crews are easier to book.
Summer works too, but long days above 95°F shorten crew hours and can stretch the schedule. Avoid starting a tear-off right before a forecast front; any good roofer only opens as much roof as can be closed the same day.
Permits and code for a San Antonio reroof
Commercial reroofing in San Antonio needs a permit from the city’s Development Services Department. The city adopted the 2024 International Building Code on January 30, 2025, and still enforces the 2021 International Energy Conservation Code. That energy code calls for R-25 continuous insulation above the deck in our climate zone when the roof is replaced. Permit sets usually need wind-uplift attachment details and insulation documentation. Suburbs such as New Braunfels, Schertz and Boerne have their own permit offices and fees.
How to measure your roof for the calculator
- Multiply the building’s length by its width. On an L-shaped building, split it into rectangles and add them.
- Add about 3 to 5 percent for parapet walls and edges, which also get flashed.
- For sloped metal or steep sections, multiply the footprint by about 1.05 for a gentle slope and up to 1.4 for steep church or tile roofs.
- Count rooftop units, vents and skylights from an aerial photo; each one changes the price.
Free satellite maps are close enough for the calculator. A firm price always comes from a measured roof.
Ways to lower the price without cutting corners
- Catch it early. A roof that is still dry can often be coated for a third to half the price of a replacement.
- Phase the work. Replace the worst section first and spread the rest over two budget years.
- Recover where the code allows. Skipping tear-off saves $1.10 to $2 per square foot.
- Book outside hail season. Fall and winter schedules are easier and emergency premiums are avoided.
- Clean up the roof first. Remove dead equipment and old curbs before the bid so you do not pay to flash them.
- Use the tax code. Ask your CPA about Section 179 and 179D before you sign.
Quick answers
How much does a commercial roof cost per square foot in San Antonio?
Most replacements cost about $9.50 to $14 per square foot in 2026 for TPO with one layer torn off and R-25 insulation. PVC runs $10.50 to $16, standing-seam metal $12 to $20, silicone coatings $2.20 to $7.10, and repairs are priced per visit.
How much does it cost to replace a 10,000 sq ft commercial roof?
Usually about $104,000 to $154,000 for a TPO replacement with four rooftop units, depending on layers, deck condition, insulation and rooftop equipment. Small roofs cost more per foot because setup costs the same.
Is a roof coating cheaper than a replacement?
Yes, often by half or more. A coating only works when the existing roof is sound and less than about 25 percent of the insulation is wet, which a moisture scan confirms.
How accurate is this calculator?
It gives a realistic range for most buildings. The firm price comes after an inspection, because deck damage and wet insulation can only be measured on the roof.
Does insurance pay for a commercial roof replacement?
Insurance usually pays for hail and wind damage, minus your deductible, but not for age and wear. A dated inspection report soon after the storm helps the claim.
How much does it cost to tear off a commercial roof?
About $1.10 to $2 per square foot for one layer and $1.90 to $3.20 for two layers in 2026, including disposal. Asbestos, if found, adds $3 to $8 per square foot.
Can I put a new roof over my old commercial roof?
Often, yes. A recover is allowed when the existing roof is dry and sound and there is only one roof on the building. Wet roofs, two existing layers and tile or slate roofs need a full tear-off.
How much does a 50,000 sq ft warehouse roof cost?
About $448,000 to $662,000 for a TPO replacement with six rooftop units in 2026. A silicone restoration on the same roof runs about $151,000 to $335,000 if the roof qualifies.
Do the prices include the permit?
Yes. The calculator ranges include labor, materials, disposal and the city permit. Engineering, structural repairs and asbestos removal are not included.
Are commercial roofing prices going up in 2026?
Yes. Major manufacturers raised TPO and PVC membrane prices 5 to 7 percent in April 2026 and coatings 3 to 7 percent. Budget 4 to 6 percent more per year for work that is a year or more away.
What is the cheapest commercial roof to own over time?
Over 25 years, a white TPO roof is usually the lowest total cost on a flat roof. Standing-seam metal costs more up front but has the lowest cost per year over its 40 to 60 year life.