# Commercial Flat Roof Cost Per Square Foot in Everett, WA | Roofing Everett WA

> What commercial flat roof replacement costs per square foot in Everett — TPO, EPDM, and modified bitumen — with a worked example for a typical 3,000 sq ft building.

URL: https://roofingeverettwa.com/guide/commercial-flat-roof-cost-per-square-foot-everett/

Commercial flat roof replacement in the Everett/Seattle area runs roughly $8-$14.50 per square foot fully installed, depending on membrane type and existing drainage condition. A typical 3,000 sq ft commercial roof runs $24,000-$43,500 installed.

Commercial flat roof pricing is usually quoted per square foot rather than per roofing square, since commercial jobs are typically priced against a building's actual footprint and membrane spec rather than a residential material list.

## The per-square-foot range

Based on a Seattle-area contractor-published rate, commercial TPO membrane replacement runs roughly **$8-$14.50 per square foot** fully installed. That range reflects:

- **$8-$10/sq ft** — straightforward tear-off and replace on a roof with sound decking and adequate existing drainage
- **$10-$12.50/sq ft** — typical mid-range job with some flashing and edge-detail work
- **$12.50-$14.50/sq ft** — jobs requiring deck repair, drainage redesign, or insulation upgrades

## Worked example: a 3,000 sq ft commercial roof

At $8-$14.50/sq ft, a 3,000 sq ft commercial roof runs **$24,000-$43,500** installed. The actual number within that range depends on membrane choice, deck condition, and how much drainage or insulation work the building needs beyond a straight membrane swap.

## What pushes the price toward the high end

1. **Ponding water history.** If water sits on the roof more than 48 hours after rain, the drainage design itself needs addressing, not just the membrane on top of it.
2. **Deck and insulation condition.** Wet or deteriorated insulation under the membrane has to come out, which adds both material and labor.
3. **Roof-edge and penetration count.** More HVAC units, drains, and roof-edge transitions mean more detailed flashing work per square foot.
4. **Business-hours coordination.** Scheduling work around an operating business rather than a vacant building can add modest cost for staged work.

## Membrane choice affects the number too

TPO tends to sit at the more cost-competitive end of the range for most straightforward applications; EPDM and modified bitumen can be the better technical choice in specific situations despite sometimes running higher. See our [TPO vs. EPDM vs. modified bitumen guide](/guide/tpo-vs-epdm-vs-modified-bitumen/) for how to choose.

## What to budget

Plan on $8-$14.50 per square foot as your working range, and expect the actual number to depend heavily on what our inspection finds under the existing membrane. A free on-site assessment is the only way to get a number specific to your building.

## FAQ

**Does this price include tear-off of the old membrane?**

Not automatically — whether tear-off or an overlay is appropriate depends on the existing roof's condition, and we quote each separately once we've assessed it.

**Which membrane is cheapest?**

TPO is generally the most cost-competitive per square foot for most commercial applications; EPDM and modified bitumen each have situations where they're the better technical choice despite a different price point. See our TPO vs. EPDM vs. modified bitumen guide.

**Does ponding water add to the cost?**

Addressing drainage design to eliminate standing water — rather than just re-covering the same slope — can add cost upfront, but it's what actually extends the new roof's service life, so we price it as a real line item, not an upsell.