Get Residential Flat Roof Replacement Quote
In Brooklyn right now, a full residential flat roof replacement typically runs between $8 and $18 per square foot, and that range includes complete tear-off down to the deck, any needed wood repairs, code-compliant insulation, a new membrane system with full flashings, edge metal, and disposal. On a standard brownstone main roof-say, 800 square feet-you’re looking at somewhere between $6,400 and $14,400 before you add complex parapets, skylight work, or structural surprises. Very small extension roofs or rear garages can land in the $5,000-$12,000 range if access is simple and the substrate is sound; larger multi-family buildings start climbing past $20,000 but benefit from lower per-foot pricing at scale.
What pushes a quote toward the high end? Existing layers that need heavy demo. Rot or deflection that wasn’t visible from below. Insulation upgrades to R-30 or better to meet current energy code. Complicated party-wall flashings and masonry work on aged parapets. Access challenges in walk-ups where every bundle of insulation board has to come up three flights of stairs.
This guide breaks down exactly what you’re paying for in a residential flat roof replacement, what a legitimate Brooklyn quote should include, how different roof systems change the numbers, and which red flags signal a bid that’s either incomplete or wishful thinking. It’s not a calculator-you’ll still need contractors on-site-but it is a way to walk into those conversations confident and ready to compare quotes line by line.
What a ‘Good’ Flat Roof Replacement Quote Looks Like
Start here: a legitimate replacement quote on paper is a blueprint, not just a price tag.
Ballpark Totals for Typical Brooklyn Homes
Small rear extensions or single garages: Often in the $5,000-$12,000 range, depending on how many old layers you’re tearing off, whether you need to add insulation to meet code, and how easy it is to haul material up and debris down. A one-story garage roof with good access and a clean single layer of EPDM can land at the low end; a two-story extension with three felt layers over suspect decking will climb.
Standard rowhouse main roofs: Frequently fall between $10,000 and $30,000. Most Brooklyn brownstones have roofs in the 600-1,200 square foot range, with parapets on both sides and sometimes a bulkhead or skylight. Add code-level insulation, full flashing details, and the reality that you’re finding some soft wood once you pull up the old membrane, and you’re solidly in that range.
Larger multi-family or mixed-use residential roofs: Can run from the mid-tens of thousands upward, but the per-square-foot cost drops as area increases. A 2,000-square-foot roof might price around $12 per foot while a 500-square-foot roof might hit $16, because fixed costs-setup, permits, dumpster, supervision-don’t scale linearly.
Headlines of a Solid Quote
A serious proposal includes detailed scope: tear-off to deck, specific deck repair allowance (or hourly rate if you find more), insulation type and thickness by brand and R-value, the chosen membrane system with manufacturer name and warranty duration, and all flashings-parapets, penetrations, drains, edge metals-called out explicitly. Labor and disposal are baked in, not surprise add-ons.
It shows what could cost extra if discovered: extensive rot beyond the allowance, structural steel or joist repairs, masonry rebuilds on parapets, or unrelated items like interior ceiling finishes. It specifies warranty terms for both materials and workmanship-often 10-20 years on the membrane, 1-5 years on labor-and which manufacturer system is being installed so you can verify coverage later.
What it doesn’t have: vague language like “new rubber roof, complete” with no insulation mention, no brand, no deck repair assumptions. That’s not a quote; it’s a placeholder that will grow once work starts.
What You’re Paying for in a Residential Flat Roof Replacement
Understanding the cost components helps you spot whether a quote is realistic or missing half the job.
Tear-Off and Disposal
Removing old felt, bitumen, single-ply, or whatever’s up there takes labor and generates weight. One clean EPDM layer over solid deck might be a one-day strip; three generations of hot-mopped felt with gravel ballast is a multi-day slog. Dumpster fees in Brooklyn run $500-$1,200 depending on tonnage and haul distance, and that’s before you account for the crew hours to cut, roll, bag, and haul material to the roof edge.
Ballasted roofs-those with gravel or pavers-are heavier and slower to clear. If your quote doesn’t mention how many layers are coming off and how disposal is handled, you have no way to know if the price is real.
Deck Repair and Structural Work
Soft or rotten decking has to be replaced before a new roof goes on. Period. In Brooklyn, that usually means plywood or tongue-and-groove boards over joists; sometimes you find older skip sheathing or even just boards with big gaps. Good quotes either include a realistic allowance-say, $500-$2,000 depending on roof size-or spell out a square-foot or hourly rate for carpentry discovered during tear-off.
Deflected joists, undersized framing, or outdated structural members occasionally need attention, especially on older buildings or after long-term leaks. If a contractor spots sag or bounce during their site visit, they should flag it and either price it or note that a structural engineer’s review might be needed before they can responsibly install a roof.
Insulation and Slope Creation
NYC energy code typically requires you to bring insulation up to current standards-often R-30 or better-during a full replacement. That’s a big cost chunk: polyiso board at 2-3 inches thick, or a hybrid stack with cover board, adds material and labor that didn’t exist on older roofs. But it also cuts heating bills, improves comfort, and keeps condensation in check.
Tapered insulation to fix ponding or create positive drainage is another layer of expense. Flat boards are cheaper and faster to lay; custom taper layouts require more cuts, more waste, and careful coordination so water flows to drains or scuppers. If your roof holds water after rain, expect taper to be part of a complete replacement quote-or at least a discussion about how to solve it.
New Roofing System and Details
The membrane-modified bitumen, EPDM, TPO, PVC, or liquid-is the visible part, but it’s only one piece. Adhesives, primers, tapes, termination bars, pipe boots, and flashings at every wall, curb, and penetration make up the rest of the “system.” High-quality installation means taking the time to detail every junction correctly, not just rolling out membrane and hoping for the best.
Flashings at parapets, bulkheads, skylights, roof-wall junctions, scuppers, and penetrations are time-consuming but critical. A rushed or incomplete flashing detail is where most leaks start, even on brand-new roofs. If a quote doesn’t explicitly mention flashing scope or lists it as one vague line item, dig deeper.
Access, Safety, and Overhead
Brooklyn logistics-narrow streets, sidewalk protections, hoisting materials to upper floors, protecting interiors on walk-ups-add cost beyond raw square footage. A ground-level garage roof where you back a truck up and toss debris in is cheap to access; a fourth-floor brownstone roof where every board and roll of membrane comes up a tight stairwell through a finished apartment is expensive, even if the roof itself is small.
Insurance, permits (if required by DOB or landmarks), supervision, safety equipment, and post-job cleanup are baked into serious contractors’ overhead. You don’t always see them itemized, but they’re there-and if a bid is suspiciously cheap, there’s a good chance one or more of these is being skipped or underestimated.
Big Cost Drivers for Flat Roof Replacement in Brooklyn
Two seemingly similar roofs can quote very differently. Here’s why.
| Cost Driver | How It Affects Price |
|---|---|
| Roof Size and Shape | Larger roofs cost more total but often less per square foot due to economies of scale. Irregular shapes, multiple levels, and many penetrations (vents, skylights, chimneys) add labor and waste material, pushing unit costs higher. |
| Existing Layers and Condition | One old layer over sound deck is straightforward. Three patchy layers over wet insulation and rotten boards means more demo time, more drying, more wood replacement-often discovered only after you start tearing off, which is why contingency allowances matter. |
| Insulation Level and Type | Higher R-values (R-30+ vs. minimal or none) cost more in material and thickness but may be code-required and definitely improve comfort. Polyiso boards, mineral wool, or hybrid assemblies vary in price; tapered vs. flat boards change labor requirements and waste factors. |
| Roof System Choice | Modified bitumen, EPDM, TPO/PVC, and liquid systems have different material and labor profiles. Some are faster on simple roofs; others handle complex details better or require specialized equipment and training, affecting both availability and price. |
| Access, Safety, and Height | Fourth-floor walk-up with no elevator? Budget more labor time just moving material and debris. Street-side work may require scaffolding or sidewalk sheds; interior access means protection, coordination, and cleanup-all of which show up in the final number. |
Last spring I quoted two nearly identical 900-square-foot rowhouse roofs in Clinton Hill, both needing full replacement. One had rear yard access, single-story height, and one clean EPDM layer over solid plywood. The other was a top-floor unit in a four-story walk-up, three felt layers, significant rot along the perimeter, and access only through a tenant’s apartment. First quote: $11,200. Second: $18,400. Same neighborhood, same week, same spec membrane and insulation-but the realities of the job doubled the labor and logistics.
How Different Residential Flat Roof Systems Price Out
Material choice matters, but it’s rarely the biggest cost swing-labor, access, and existing conditions usually have more impact.
Modified Bitumen (Torch-Down or Cold-Applied)
Often a cost-effective, durable choice for small to mid-size residential roofs. Most Brooklyn roofers are familiar with it, which keeps labor competitive. Torch-applied versions are fast but require fire safety around party walls and wood structures; cold-applied (peel-and-stick or adhesive) versions are safer in tight conditions but can be more material-expensive and slower in cold weather. Total installed cost for a two-ply modified bitumen system with insulation and flashings typically falls in the middle of the residential range-not the cheapest, not the most premium.
EPDM Rubber
Competitive on simple, unobstructed roofs where you can lay large sheets and minimize seams. Material cost for EPDM membrane itself is often lower than TPO or PVC, but full system cost depends on insulation, adhesives (fully adhered vs. mechanically attached vs. ballasted), and how you handle multiple penetrations and parapets. On a straightforward garage roof, EPDM can be one of the cheaper options; on a complex main roof with many details, the labor to properly flash every corner brings the total closer to other systems.
TPO / PVC Single-Ply
Reflective “cool roof” surfaces that align with NYC energy goals and can lower AC bills in summer, offsetting slightly higher material or labor costs. Heat-welded seams require specific equipment and training-not every small residential contractor offers these systems, which can influence both pricing and availability. When you do find experienced installers, TPO/PVC quotes on residential flat roofs often land in the upper-middle range, especially if you’re including tapered insulation and full mechanically attached assemblies for wind resistance.
Liquid-Applied Systems
Useful on roofs with many penetrations, irregular shapes, or where you want to minimize seams. Application demands meticulous surface prep, proper weather windows (temperature and humidity), and usually multiple coats. On a full replacement-where you’re stripping to deck, adding insulation, then applying liquid-the total cost can rival or exceed single-ply or modified bitumen systems. Best seen as one option among several, not a “cheap paint-on” fix. I’ve spec’d liquid systems on residential jobs where detailing around old skylights and bulkheads would have been a nightmare with sheet goods; the material cost was higher, but we saved labor headaches and got a seamless result.
What a Residential Flat Roof Replacement Quote Should Include
Use this as a checklist when you’re comparing bids. If a proposal is missing any of these, ask for clarification before you sign.
Clear Description of Work Areas
Which roof sections are included? Main roof, rear extension, garage, connecting lower roofs? Are parapets, bulkheads, and adjoining walls part of the scope, or are they noted as separate/extra? A good quote draws the boundary clearly so there’s no confusion about what you’re paying for.
Detailed Layer-By-Layer Scope
Remove: How many layers, down to what level (deck, joists, existing insulation)? Any special handling for gravel, pavers, or hazardous materials?
Replace: Deck repair allowance or unit rate for discovered rot. New insulation-brand, type (polyiso, mineral wool, etc.), thickness, and R-value. Chosen roof system-brand, product line, number of plies or membrane thickness, attachment method. Edge metal type and profile. Flashing scope at walls, chimneys, skylights, hatches, drains, scuppers, and any other penetrations.
If the quote just says “install new flat roof system,” you have no basis to compare it to another bid or to know what you’ll actually get.
Allowances and Exclusions
Specific dollar allowances for deck repair (e.g., “$1,200 included for up to 120 square feet of plywood replacement; additional at $10/SF”), parapet pointing or rebuilds, or structural work discovered during tear-off. Clear exclusions: asbestos abatement, major structural steel, interior finishes, unrelated repairs. This protects both sides-you know what might cost extra, and the contractor isn’t on the hook for unknowns at a fixed price.
Warranties and Paperwork
Duration and scope of workmanship warranty (typically 1-5 years). Manufacturer system warranty duration (often 10-20 years) and any conditions to keep it valid (annual inspections, approved contractors for repairs, etc.). Whether DOB filing, inspections, or landmarks coordination (if your building is designated) are included in the contractor’s service or left to you. On smaller residential jobs, permits aren’t always required, but if they are, make sure the quote says who’s pulling them.
Price Red Flags When You Collect Quotes
Cheap is easy to quote. Competitive and thorough takes work-and honesty. Watch for these warning signs.
Quote much lower than all others: Likely missing tear-off to deck, code-compliant insulation, proper flashing scope, or realistic deck repair assumptions. Ask the contractor to itemize their scope in writing and confirm they’re meeting current energy code. If they can’t or won’t, treat the bid with caution. Last year a homeowner in Park Slope called me after accepting a low quote that turned into a nightmare-contractor quoted $7,200 for a 700-square-foot roof, then discovered three layers and rot, demanded another $6,500 mid-job, and walked off when the owner balked. The “cheap” quote didn’t include demo, disposal, or wood work; it was just membrane over whatever was there.
No site visit before quoting: Flat roofs in Brooklyn hide layers, ponding, deck condition, and access challenges. Quoting sight-unseen is guesswork, and you’ll pay for the gap in change orders. A serious contractor climbs up, pokes around, measures, and asks about leak history before they put a number on paper.
Vague system description: “New rubber roof” or “new flat roof, waterproof” with no brand, thickness, or insulation detail is impossible to compare and often signals a bare-minimum product or a contractor who doesn’t understand systems well enough to specify them. Insist on written specs-brand name, product line, warranty registration-so you know what you’re getting for your money.
Pressure to skip insulation or code items: “You don’t really need R-30; we’ll just put R-10 and save you $2,000.” Saving money by ignoring code or best practice usually costs more later-in higher energy bills, condensation problems, and possible issues if you ever sell or refinance and an inspector flags non-compliance. Ask how the proposal aligns with current NYC energy code; if the answer is fuzzy, be wary.
Suspiciously Cheap Quote:
- No insulation mentioned or minimal thickness
- Missing deck repair allowance
- Vague “flashing included” with no detail
- Price significantly below all competitors
- No written scope, just a total
Solid, Competitive Quote:
- Code-compliant insulation specified by R-value and brand
- Deck repair allowance or unit rate stated
- Flashing scope broken out by location (parapets, penetrations, drains)
- Price in line with other serious bids, differences explainable by scope
- Written proposal with system specs and warranty terms
Brooklyn Factors That Nudge Flat Roof Quotes Up or Down
Local conditions and constraints shape the final number as much as the roof itself.
Party Walls and Parapets
Shared masonry walls and aging parapets often need pointing, coping replacement, or partial rebuilds alongside roof replacement. Those masonry costs might not be obvious until a contractor gets on the roof and sees cracked mortar, missing bricks, or deteriorated cap stones. Including or excluding that work-or treating it as an allowance-explains a lot of the spread between competing bids. On a Bedford-Stuyvesant rowhouse last fall, the roof itself was straightforward, but both parapets needed full rebuilds. Roof: $9,800. Masons for parapets: another $7,200. If you’re comparing quotes and one contractor mentions masonry and another doesn’t, you’re not comparing apples to apples.
Landmarked Blocks and Visible Roof Edges
Landmark requirements in certain Brooklyn neighborhoods can dictate edge metal profiles, visible membrane colors, and sometimes even how you stage and access the job. More paperwork, Landmarks Preservation Commission coordination, and occasionally material sourcing from approved suppliers add overhead. Not every block is landmarked, but if yours is, expect quotes to reflect the extra admin and lead time-and make sure your contractor has experience navigating LPC approvals.
Access Through Lived-In Units
If crews must pass through finished apartments to reach the roof-carrying plywood, insulation boards, rolls of membrane, and hauling debris back down-you need extra floor protection, careful timing (evenings, weekends, tenant coordination), and more cleanup labor. That’s baked into the quote even though the roof size is identical to a building with external access. Staging options (yard vs. street vs. interior stairs vs. crane hoist) can swing the total price by thousands of dollars on the same roof.
How to Request a Residential Flat Roof Replacement Quote
Follow this process to get quotes you can actually compare and trust.
Step 1: Gather Basic Roof Information
Approximate dimensions (length, width, or total square footage if you know it). Roof type if you know it-EPDM, felt, modified bitumen, etc. Number of stories and any obvious problem areas: ponding spots, leak locations, visible tears or blisters. Photos from above if you can safely take them, and from adjacent windows or neighboring buildings; interior photos of ceiling damage if leaks have occurred. This baseline info helps contractors give you more accurate preliminary numbers and saves time during the site visit.
Step 2: Shortlist Brooklyn Roofers
Focus on contractors with clear residential flat roof experience, not just steep-roof or general handyman work. Check for current licensing, liability insurance, and workers’ comp coverage. Ask for local references-ideally from similar buildings on your block or in your neighborhood-and check online reviews with an eye for how they handle scope changes and post-job service. Familiarity with Brooklyn building stock (rowhouses, walk-ups, landmark rules) matters; a contractor who mostly does suburban commercial work will struggle with the logistics and details you face.
Step 3: Invite Written, On-Site Quotes
Request on-site inspections and written proposals that include scope, system details, and pricing. Avoid settling for verbal ballparks if you’re close to making a decision-those always grow. Provide the same baseline information to each contractor so you’re comparing their responses fairly: same roof, same access, same expectations about timing and cleanup.
Step 4: Compare Scope and Value, Not Just Total
Line up the quotes side by side. Are they all including code-level insulation? Are flashing scopes similar? What about deck repair allowances and warranties? Use that comparison to understand who is truly competitive and transparent-not just cheapest. If one bid is $4,000 lower but missing insulation and deck work, it’s not actually cheaper once you add those back in.
Information to Share to Get the Most Accurate Quote
Help contractors help you by providing context they can’t see from the roof edge.
- Past roofing invoices or reports showing what’s on the roof now and when it was last replaced or repaired
- Leak history: where leaks occur, how often, and any patterns (after heavy rain, during snow melt, around specific penetrations)
- Future roof use plans: deck installation, green roof, solar panels, or any other load additions that might require stronger structure or specific membrane compatibility
- Building status: landmarked, co-op/condo with board approvals needed, HOA rules, or shared ownership with neighbors
- Timeframe considerations: trying to finish before winter, coordinating with a tenant vacancy, or aligning with other building work
The more context you give, the fewer assumptions the contractor has to make-and assumptions always inflate the price or come back as change orders.
Get a Residential Flat Roof Replacement Quote You Can Trust
Cheap Is Easy; Competitive and Thorough Takes Work
The goal isn’t the lowest possible number. It’s a fair price for a complete, code-compliant roof that performs in Brooklyn’s climate-freeze-thaw cycles, summer heat, driving rain, and occasional snow load. A well-scoped, honestly priced quote protects your home, your budget, and your peace of mind the next time a nor’easter rolls through. I’ve watched too many homeowners choose the cheapest bid, then spend the next five years dealing with leaks, callbacks, and patchwork repairs that cost more than the difference between that low bid and a solid one.
Take the Next Step with a Brooklyn Flat Roof Specialist
Reach out to two or three local flat-roof contractors with your photos, notes, and questions. Ask each one to walk you through their proposed system, explain the cost drivers specific to your roof, and show you what makes their quote competitive-not just cheap-so you can choose with confidence. A contractor who takes the time to explain the numbers, show you material samples, and discuss options is almost always worth more than one who hands you a single number and pressures you to sign today.
Ready to get a detailed, transparent residential flat roof replacement quote in Brooklyn? Contact FlatTop Brooklyn for an on-site inspection and a line-by-line proposal that shows exactly what you’re paying for-and why it matters.