Quick answer: what most people pay
For a typical Brooklyn property in 2026:
- Brownstone flat roof replacement (1,500-2,000 sq ft): $14,000 to $32,000
- Pitched residential roof replacement (1,500-2,500 sq ft, asphalt shingle): $8,000 to $18,000
- Multi-family walkup re-roof (3,000-6,000 sq ft): $28,000 to $75,000
- Mid-size commercial re-roof (8,000-15,000 sq ft): $55,000 to $130,000
- Roof coating restoration (alternative to replacement): $3.50 to $5.50 per sq ft
If your project is significantly outside these ranges, it's usually because of a complicating factor — landmark approval, scaffolding requirements, structural deck rot, or premium materials (slate, copper, NDL warranty). The factors section below covers what moves the price.
Detailed pricing table (April 2026)
| Building / scope | System | Typical range | Lifespan |
|---|---|---|---|
| Brownstone (1,500-2,000 sf) | EPDM single-ply | $14,000 – $24,000 | 22-30 yr |
| Brownstone (1,500-2,000 sf) | TPO single-ply | $15,000 – $26,000 | 20-25 yr |
| Brownstone (1,500-2,000 sf) | Modified bitumen 2-ply | $18,000 – $32,000 | 20-25 yr |
| Pitched residential (1,500-2,500 sf) | Architectural asphalt | $8,000 – $18,000 | 25-50 yr |
| Pitched residential (1,500-2,500 sf) | Synthetic slate | $22,000 – $38,000 | 50 yr |
| Pitched residential (1,500-2,500 sf) | Natural slate | $35,000 – $75,000+ | 75-100 yr |
| Pitched residential (1,500-2,500 sf) | Standing seam metal | $24,000 – $42,000 | 50+ yr |
| Multi-family walkup (3,000-6,000 sf) | TPO commercial 60-mil | $28,000 – $55,000 | 20-25 yr |
| Multi-family walkup (3,000-6,000 sf) | EPDM commercial 60-mil | $30,000 – $58,000 | 22-30 yr |
| Mid-commercial (8,000-15,000 sf) | TPO with NDL warranty | $55,000 – $130,000 | 25-30 yr |
| Large commercial (20,000-50,000 sf) | TPO/EPDM | $140,000 – $400,000 | 20-30 yr |
| Roof coating restoration | Silicone, full system | $3.50 – $5.50 / sf | +10-15 yr extension |
| Single-leak repair | Patch & flashing | $450 – $1,200 | Per repair |
| Multi-point repair | Several locations | $1,200 – $3,500 | Per project |
| Emergency tarping & stabilization | Active leak response | $650 – $1,500 | 30-60 day stabilization |
What moves the price
Two roofs of the same square footage can quote 30% apart. The factors:
- Tear-off vs overlay. Overlay (going over the existing roof) saves money — for now. We almost always recommend tear-off because overlay hides deck rot and voids manufacturer warranties on most systems. Tear-off adds $1.50-$3.00 per sq ft.
- Roof access. A 3-story building accessible from the back yard is straightforward. A 5-story walkup with no rear access requires scaffolding or a crane. Scaffolding can add $5,000-$25,000 to a project depending on duration.
- Pitch and complexity. A simple flat roof is fastest. Multiple pitches, valleys, dormers, hips, ridges, skylights, chimneys — each adds labor.
- Permits. NYC DOB permit fees run $300-$2,000+ depending on project class. Filing time and engineering work for permit applications adds to project cost when it's complex.
- Landmark approval. If your building is in a landmark district, LPC review adds 6-12 weeks of pre-construction time and may require premium materials matching historic palette. $2,000-$8,000 in process and material costs.
- Discovered conditions. Once the existing roof is off, the deck below is exposed. If it's rotted (which is common on Brooklyn brownstones), replacement plywood adds $500-$5,000 depending on extent. We can't quote this until we see the deck; reputable quotes carry a deck-repair contingency line.
- Material grade. Within any system there's a range. 60-mil TPO is standard; 80-mil costs 15-25% more and lasts 5+ years longer. Premium asphalt shingle (50-yr) costs 30-40% more than standard 30-yr. Choose the tier that matches how long you plan to own the building.
- Warranty tier. Standard manufacturer warranties (material only) are baseline. NDL warranties (material + labor, no dollar limit) add 10-20% to the project cost but pay for themselves on commercial buildings.
- Time of year. Spring and fall are peak roofing season; winter and mid-summer are slower. Off-season pricing is 5-10% lower if your project can wait.
Material cost breakdown
Roughly how a typical Brooklyn flat roof replacement breaks down:
- Tear-off & disposal: 8-12% of project cost
- Insulation (tapered + cover board): 18-25%
- Membrane & flashings: 22-30%
- Drains, scuppers, parapet coping: 8-12%
- Labor (installation): 25-32%
- Permits, insurance, mobilization: 5-8%
- Contingency (deck repair): 3-6%
The labor share is higher in NYC than in surrounding markets. NYC carries higher wages, prevailing-wage requirements on certain commercial projects, and safety-compliance overhead (OSHA-30, scaffold-user training, harness use on most jobs).
NYC permits, scaffolding, and landmark approval
DOB permits. Most flat roof replacements in NYC require a DOB permit. The permit class depends on project scope: minor alterations are filed by the contractor and approved relatively quickly (4-8 weeks); major alterations require an architect or engineer of record.
Scaffolding. Required for most buildings 4+ stories or where pedestrian protection is needed during tear-off. NYC scaffolding rentals run $1,500-$5,000 per month depending on size; permits and engineering add $1,000-$3,000.
Landmark approval. If your building is in a Brooklyn landmark district (see brownstone roofing for the list) and the work is visible from the street, LPC approval is required. Staff-level approvals for in-kind replacement: 4-6 weeks. Full Commission review for any deviation: 12-16 weeks.
We file all DOB permits in-house and shepherd LPC applications through the process. Permit and filing fees pass through to you at cost.
What our quotes include
- Tear-off and proper disposal of existing materials
- Deck inspection and repair contingency line (we stop and call you if rot exceeds the contingency)
- Vapor barrier (where specified)
- Insulation: tapered polyiso + high-density cover board
- Membrane (specified by name and mil thickness)
- All flashings, drains, scuppers, perimeter coping
- DOB permit fees and filing time
- Insurance and bonding
- Cleanup and final inspection
- Manufacturer warranty registration
- 10-year workmanship warranty
What we typically quote separately (because the cost varies wildly):
- Scaffolding (when required by access constraints)
- LPC application work (when in landmark districts)
- Discovered structural deck damage beyond contingency
- HVAC equipment relocation
- Skylight replacement vs. just re-flashing
Why we don't publish a flat sticker price
Some roofing companies advertise flat-rate replacements ("$199/square installed!"). This is a marketing tactic, not a price. Roofs that rough-quote at $199/square almost always come back $7-$15/square once the actual scope (tear-off, deck repair, drains, flashings, permits) gets added in. The bait-and-switch is built into the model.
Brooklyn buildings vary too much for sticker pricing to be honest. A 1900 brownstone has a different deck than a 1960 multi-family. A landmark-district roof costs more than a non-landmark equivalent. A 4th-floor walkup costs more than a ground-accessible single-family. Every roof gets a real site walk before we quote.
That said, our quotes are fixed-price. We don't do "time and materials" or "open-book" except in unusual circumstances. The price you sign is the price you pay, with the only exception being deck repair beyond contingency — which we stop and call you about, not bill silently.
Financing & payment
Owner-occupied roof replacement: We work with several local lenders. Typical 5-10 year terms, fixed rate, no prepayment penalty. Application is a 5-day process.
Co-op & condo: Capital reserves, capital improvement loans, or special assessments — all standard. We structure payment milestones around the building's funding mechanism.
Commercial: Net 30-60 standard for established property managers. We also accept ACH, wire, and check.
Insurance claims: For storm and tree-damage claims, we work with your adjuster and accept assignment of benefits where appropriate. We don't take a percentage of the claim — we charge the same whether insurance pays or you do.
Need it handled now?
Free estimates within 48 hours. Emergency response in 4–8 hours, depending on your location and how busy we are.