Commercial roof replacement cost per square metre

Question

The flat roof on our unit is past patching and needs replacing, it's roughly 200 square metres. What's a fair rate per square metre these days?

Dean · Accepted Answer

For a commercial flat roof of around 200m², there isn’t a single “per square metre” price because it depends on the roofing system, insulation requirements, access, edge details, rooflights, drainage, scaffold/crane access and the condition of the existing deck. As a rough guide in the UK, a full commercial roof replacement is often in the region of £90–£180+ per m² for a complete strip and replacement, with higher-spec systems or extensive timber/steel deck repairs costing more.

The best approach is to have the roof professionally surveyed before pricing. A good contractor should provide a detailed specification, explain which system they’re recommending (felt, single-ply, GRP, etc.), include any insulation upgrades required to meet current Building Regulations, and itemise any additional costs such as scaffolding, waste removal and repairs to the roof deck. That way you’re comparing like-for-like quotes rather than just the lowest price.

Nikki · Answer

It cost around £60 a Suarez to install a new flatroof

Jon · Answer

Hi , it all depends what roof system you want to use? 
On average we charge £85 for bitumen felt systems and £130 for single ply roof systems.
Thanks

Thomas · Answer

For a commercial flat roof of around 200 m² in the UK, a fair installed price depends on the roofing system and how much preparation is needed.

Typical 2026 rates are approximately:

* Torch-on felt (3-layer high-performance system): £80–£120/m²
* EPDM rubber: £90–£130/m²
* Single-ply PVC/TPO: £100–£140/m²
* GRP fibreglass: £100–£150/m² (less common for a roof that size)

For a 200 m² torch-on felt roof, you would generally expect:

* £16,000–£24,000 if it’s a straightforward strip and replace.
* If new insulation is required to meet Building Regulations, expect to add roughly £20–£40/m².
* If the timber deck needs replacing, that can add around £25–£50/m², depending on the extent of the work.

Given your experience with torch-on felt roofing, I’d say that if the existing deck is sound and you’re supplying a quality 3-layer felt system with a 20-year guarantee, around £100/m² plus VAT is a competitive and realistic rate for a commercial unit.

If you let me know:

* whether the 200 m² is a simple rectangle or has lots of upstands,
* whether you’re overlaying or stripping the old roof,
* and whether the price should include new insulation,

Commercial roof replacement cost per square metre

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