How Much Does Torch Down Roofing Cost in 2024?

Installing a rubber housetop with the torch-down method can cost you $4 to $7,50 per square foot or $4,400 to $15,000 in total, with the state average bill running at $10,700. The price typically depends on the roof's size, number of material layers, the type of material used, labor cost, location, and complexity. Prices per roll can range from $99 to $200 for materials alone or $340 to $720 per roll installed. 

The price of a torch-down roof

*The given pricing information is based on data collected from our network of roofing partners and is consistent with open-source data from Home Depot, Angi, HomeGuide, and other industry sources.

Torch-Down Roofing Cost per Square

Torch-down roofing varies from $400 to $750 per square, depending on the material quality, roof size, and the number of layers required. Labor costs can also make or break your project budget, as the housetop’s complexity and current condition can push back the time frame and increase the rates. 

A ‘square’ in roofing terms equals 100 square feet, meaning that calculating the required value is a cinch if you know the latter. You only need to multiply the price of 1 sq. ft. by 100 to convert it to a per-square basis. For instance, if the torch-down roofing cost per sq. ft. is $6, then the cost per square would be 6 x 100 = $600. 

The torch-down roof cost per square

Torch-Down Roofing Price per Roll

The torch-down roofing price per roll ranges from $99 to $200 per material alone. If you get hold of a contractor, you can pay anywhere from $340 to $720 per roll installed. 

With MyHomeQuote, you can find local contractors specializing in the torch-down method and hire a pro whose rates fit your budget. Fill out the request form below to start your journey to professional roofing services.

The price of torch-down housetop per roll

What Are the Torch-Down Roofing Cost Factors?

Modified bitumen roofing, more known as torch-down, is a popular choice for flat or slightly sloped roofs due to its resistance to moisture. When considering a replacement of such a housetop, you need to factor in aspects that can significantly influence the overall cost of the project, including:

• Roof size. The larger the housetop, the more labor-intensive the project is, and more raw materials are required. The national average torch-down roofing cost is eligible for a medium-sized house.
• Material. It impacts both the performance and overall project cost. Standard materials like modified bitumen can be relatively affordable, but you can benefit from options that include additives for enhanced UV resistance or flexibility. 
• Number of roof layers. If multiple layers need to be removed before applying the new roofing material, it results in higher labor costs and increased time. Additionally, adding extra layers for enhanced insulation or protection will also escalate material expenses and overall project costs.
• Additional. The cost of replacing a torch-down roof also includes extra expenses for permits, vent installation, and disposal of old roofing materials. Moreover, roofers consider the pitch, slope, and structural complexity of the current roof when determining the total replacement cost.

Torch-Down Roofing Cost by Size

If you want your project calculations to reflect the actual situation, you need to know how many square feet your new housetop will cover. The square footage directly impacts each aspect of the project you need to consider when using a torch-down roofing cost calculator. Housetops of below-average size naturally require less material and fewer person-hours to complete the job. Moreover, such projects often require less preparation and fewer accommodations for safety measures, which can further decrease the total expense.

The torch-down roofing installation cost by size

The Cost of Torch-Down Roofing by Material 

The torch-down technique suggests using a propane torch to heat-welding layers of modified bitumen (combined with fiberglass or polyester). It ensures waterproof protection and durability for the housetop, making it a favored choice for residential buildings. Most homeowners go for SBS (Styrene-Butadiene-Styrene) or APP (Atactic Polypropylene) for their distinct advantages and features. Have no idea what type of torch-down roll roofing products can be right for you? Let’s get a better view of them all. 

SBS Roofing

SBS modifiers give the roofing material a rubber-like quality, making it more adaptable to temperature fluctuations and more resistant to thermal shock. The typical lifespan of an SBS-modified roof is about 15-20 years, mainly depending on environmental conditions and maintenance diligence. Maintenance generally involves regular inspections, cleaning, and timely repairs of any punctures or tears. 

APP Roofing     

APP is a plastic-based modifier that makes the bitumen more plastic-like at higher temperatures. This results in a harder, more UV-resistant surface that can withstand intensive foot traffic. If any signs of wear and tear are addressed promptly, its service life can extend up to 20 years. 

When choosing between SBS and APP-modified bitumen roofing, our partners recommend making allowance for local climate and building needs. For buildings in colder regions or where the roof experiences significant thermal movement, SBS can do better because of its enhanced flexibility and resistance to low temperatures. Conversely, APP roofing’s UV resistance and durability offer a superior advantage in hotter climates or areas with high exposure to direct sunlight.

The torch-down roofing cost per roll and per square

*SBS-modified bitumen - from $59 to $119 per roll, according to Home Depot.

*APP-modified bitumen - from $109 per roll, according to Home Depot.

After comparing torch-down roofing prices across various retail stores, we determined that the average price per roll typically falls between $102 and $109, while the cost per square ranges from $77 to $109. The final estimate may need to account for the cost of underlayment, insulation, vapor barrier, cap sheet, and adhesive.

The Cost of Torch-Down Roofing by the Number of Roof Layers

​​If you consider this roofing for your home, you will have to choose between its 2-layer and 3-layer versions. And this difference in one layer significantly affects the final price for materials. In particular, if the 2-layer torch-down roofing costs $110 - $160 per square (i.e., 100 square feet), the 3-layer alternative only starts at $170 and can go up to as much as $550 per square. 

This impressive price spread has two main reasons. First, this third layer provides reliable protection against roof punctures and leaks. Thus, it will save your nerves and money on torch-down roof repairs in the future. Second, its anti-damage properties prolong the life of the roof. In comparison, a 2-layer roof usually lasts up to 15 years, while its 3-layer alternative can last 20-25 years.

The price of a torch-down system by the number of roof layers

Labor Cost to Install Torch-Down Roofing 

The torch-down roofing labor cost ranges from $175 to $420 per square. Or specialists can charge per hour from $50 to $85. Hence, the entire project can set you back from $3,900 to $10,500 for labor alone, given that you have a mid-sized house. Torch-down prices are typically lower in areas where flat roofs are widespread — such as the southwest — and cost more in regions where pitched roofs are typical and the demand for flat roofs is low

Installing a torch-down housetop requires expertise and experience handling modified bitumen systems. You may need someone with a fire operating permit to get the job done since it involves working with an open flame. It’s important to verify their insurance to protect against any liability or poor workmanship. Many liability insurance companies don’t cover torch-down applications. If you hire a contractor for this job, you should ask for a letter from their insurance carrier confirming their coverage for this type of work.

Willing to discover the exact labor cost for torch-down roofing in your area? MyHomeQuote can make it a cinch. Provide your project nuances in the form below to get the first quotes.

Other Factors Affecting the Installation Cost of a Torch-Down Roof

A roof replacement project can be a Pandora’s box, chock-full of expenses and troubles down the line. Only a proactive approach can help you have a chokehold on all aspects while nipping a possible catastrophe in the bud. What factors can affect the overall cost of installing torch-down roofing? Let’s take a look. 

Roof Slope

Although modified bitumen roofing is typically used on flat or low-slope roofs, the roof’s pitch can still influence the roof replacement cost. Less accessible or steeper slopes may necessitate more specialized installation techniques or additional layers to ensure adequate water runoff and moisture resistance. Additionally, steeper slopes often require more safety measures and equipment, increasing labor costs. Contractors may also charge a premium for more complex installations due to the added difficulty and potential risks involved.

Roof Pitch

The angle of the housetop’s incline is closely related to the roof slope and similarly affects the project’s complexity. Even slight variations in the pitch can require adjustments in the roofing material or installation process. Furthermore, a steeper pitch can require specialized skills or additional safety measures that increase labor costs. Contractors may also need to employ different techniques or tools that impact both the duration and overall expense of the roofing project.

Roof Shape and Complexity

The geometric shape of the housetop and its overall complexity can make the cost of torch-down roofing sway. Roofs with multiple penetrations, like chimneys and vents, or those featuring unusual shapes like curves or multiple levels, generally require more time and precision during installation. Any customizations can significantly add to labor and material costs due to increased waste and the need for meticulous craftsmanship.

Durability and Energy Efficiency

The longevity of a roof primarily depends on the quality of the installed materials. High-grade options are produced according to industry standards and are much more resistant to external influences. In addition, they are less likely to crack, split, and leak water. However, high quality can be costly. Therefore, you need to decide whether you want to save money initially or save on future investments in repair or even replacement.

The quality of a torch-down membrane also affects the roof’s energy efficiency. Those that come with a reflective coating allow for lowering the workload of the air conditioning systems and optimizing energy costs. To save even more on utilities, you can further invest in roof insulation. 

Permit Fees

In fact, this is another location-related factor, as roofing permits are only required in some municipalities. However, your insurance company may also insist on obtaining them, as compliance with local building codes is sometimes a fundamental condition for coverage. Either way, expect the overall torch-on roofing cost to increase by $150 - $500 for these permits.

Inspection 

First, a hired contractor can inspect the roof to understand its condition/features/problems before the roofing is installed. In addition, inspections may be part of the permitting process. In this case, the inspector monitors the roof installation at different stages. The cost of each inspection varies from $100 to $400.

Old Roof Removal & Disposal

While it is possible to layer new roofing over an existing roof, it does come with some risks. First, it adds weight to the structure and may exceed its load-bearing capacity. Besides, any unevenness in the old surface prevents proper installation of torch-down roofing. Therefore, getting rid of the old roof is better, as it can cost between $1,500 and $2,500.

Underlayment Replacement

A torch-down housetop cannot be appropriately installed if the existing underlayment is sagging or worn. Also, a deteriorated underlayment cannot provide adequate protection against water intrusion. Its replacement price ranges from $660 to $1,425, but it will save you a lot of leak-related problems.

Roof Vents Installation

The installation of torch-down roofing is carried out under high temperatures. Without proper ventilation, the heat generated is stored in the roofing system and, over time, can lead to premature wear of the materials. Thus, by adding $200 - $700 to the total torch-down roofing cost for the vent installation, you won’t break the bank but prolong the life of the roofing.

Roof Warranty

Like many bona fide manufacturers, roofing contractors can provide warranties on the quality of their work. They can cost $500 - $2,000, but these expenses are optional, so it’s up to you to decide whether to allow for it when utilizing a torch-down roofing cost calculator. Still, if you have problems with your new roofing after it has been installed, you know exactly who to contact to solve them.

The torch roof cost by additional factors 

Torch-Down Roofing Cost by Brand

When comparing roofing manufacturers, pay attention not only to the price but also to the reputation, reviews, after-sales service, and warranties. For example, if the price of materials is much lower than the average market value, this may indicate low quality. Therefore, it is more reliable to trust the manufacturer who has proven its products among consumers. 

Such brands are more likely to provide materials that meet or exceed industry standards and offer robust customer service support. This broader approach ensures that you invest in a roofing solution that delivers economic benefits and peace of mind in terms of durability and product quality. So, how much does a torch-down roof cost based on the brand?

The price of torch-down housetop by brand

Torch-Down Roof Repair Cost

Torch-down roof repairs can range from $300 to $1,250. It generally depends on the extent of the damage and the labor rates in your area. If your torch-down roof is in good shape, with intact seams and membrane and less than 25% of the insulation wet, you can opt for a roof coating system, costing $2 – $4 per square foot. This will help you avoid a complete tear-off. However, if two or more roofing systems are already installed, you will need to remove at least one system before installing another.

Due to an almost gentle slope, torch-down housetops cannot quickly discharge water. As a result, the accumulated water forms a pond on the surface, and you may experience leaks. In some cases, reinforcing the roof's structure might be necessary to prevent future leaks. Roofers also recommend annual inspections to extend the lifespan of a torch-down roof. 

DIY vs. Hiring a Pro to Install Torch-Down Roofing

Although DIY can be cost-effective and provide a sense of accomplishment, the torch-down method of roofing installation requires precise techniques and deep knowledge. After all, using an open flame torch poses significant safety risks. Additionally, improper installation can lead to leaks and costly damages over time. Professional roofers have the necessary tools, experience, and knowledge to ensure roofing is installed safely and correctly. Hiring a professional also often comes with warranties and guarantees. Given the complexities and risks associated with a torch-down system, engaging a specialist is generally advised to ensure durability and efficacy in roofing performance.

Pros and Cons of Torch-Down Roofing

The torch-down method was created with owners of low-slope housetops in mind. When applied correctly, it offers robust protection and waterproofing. Nonetheless, this type of roofing system has its advantages and drawbacks. For instance, these roofs require minimal upkeep besides routine checks and occasional cleaning. However, installation mistakes can lead to severe issues like water intrusion. 

The pros and cons of the torch-down method

How to Skimp on Torch-Down Roofing Replacement 

Cutting corners without compromising quality can be a tall order, but you can make it happen with the right strategy. If parts of the roofing are still in good condition, consider a partial replacement, addressing only the critically damaged areas. You can schedule the installation during the off-peak season, when contractors may offer discounts to maintain their workflow. The contractor may help you reuse some salvageable flashing or insulation to cut down on material costs. It’s also worth shopping around and requesting estimates from local pros to ensure competitive pricing.

Our Conclusion

According to contractors we cooperate with, the torch-down roofing installation method is highly regarded for its robust protection and longevity. However, all its advantages can go up in smoke with unprofessional installation. The process is critical and must be carried out by experts to avoid any hazards, particularly fire risk. Our partners emphasize the importance of precision in the application to ensure proper adhesion and seam integrity, which are pivotal in preventing leaks and extending the roof’s lifespan.