Planning a roof project?
- Price a targeted repair when the leak is isolated and the surrounding roof is sound.
- Compare full scopes for flat and pitched roofs before you compare prices.
- Use the calculators to check roof area and bid totals, then confirm which NYC rules apply to your property.
You spot a ceiling stain after a hard rain. One roofer offers a patch. Another says the whole roof has to come off. Before you compare the prices, ask both contractors to explain where the water gets in, how far the damage goes, and what their scope will fix. Those answers tell you whether you are comparing two ways to solve the same problem.
Start with the roof you have. On a pitched roof, asphalt shingles are a practical baseline for replacement bids. On a flat roof, start with the membrane, drains and wall flashing. If a leak keeps coming back, ask the contractor to check whether moisture is trapped below the surface before quoting another patch or coating.
Compare before you buy
Which roofing option fits your building?
| Option | Best situation to price it | What to ask about |
|---|---|---|
| Targeted repair | One traceable leak or damaged area | Where water enters and how far it has traveled |
| Asphalt shingles | Pitched roof due for replacement | Tear-off, underlayment, ventilation and flashing |
| Shingle overlay | Dry, sound pitched roof eligible for a recover | Existing layers, roof condition and code limits |
| Roof coating | Sound, compatible low-slope roof | Surface prep, adhesion, moisture and drainage |
| Modified bitumen | Low-slope roof with numerous details | Application method and treatment at walls and drains |
| Single-ply membrane | Low-slope roof ready for a new system | TPO, EPDM or PVC system details and warranty terms |
| Synthetic slate | Pitched roof where the slate look matters | Assembly approval, installation details and total price |
Water coming through a flat roof? See flat roof repair in NYC for membrane, drain and wall flashing work.
Compare like for like
Roofing materials and specifications to ask for
Ask each roofer to write down the exact product and how it will be installed. Two bids can both say “new flat roof” and include very different work around the edges, walls and drains.
| System | Ask for this in the scope |
|---|---|
| Asphalt shingles | Shingle model, underlayment, starter strip, drip edge, flashing, and ice barrier or ventilation where applicable. |
| Modified bitumen | APP or SBS product, specified ply count, installation method, cap sheet finish, and treatment at parapets and drains. |
| TPO or PVC | Membrane thickness, reinforcement, attachment and welded seam details. One GAF TPO product comes in 45, 60 and 80 mil. Verify the exact system offered. GAF TPO data sheet |
| EPDM | Membrane thickness, attachment method and seam materials. Carlisle lists 45- and 60-mil options for its dusted non-reinforced EPDM. Carlisle EPDM data sheet |
| Roof coating | Existing roof compatibility, primer, coverage rate, finished dry-film thickness and how seams are reinforced. |
For a retail, multifamily or mixed-use property, see commercial roofing in NYC for estimating around equipment, roof access and tenant operations.
786 roofing calculators
Measure your roof and compare quotes
1. Roof area and material squares
Use the horizontal footprint of the roof section, including overhangs when known. For a roof with several pitches, run each section separately, then add the surface areas. Use measurements from a plan or estimate you already have.
A pitch of 0 gives the footprint area. The waste allowance affects the material estimate only. Enter the roofer’s measured surface for the most useful quote comparison.
2. Roof quote and repair comparison
Enter the measured roof surface from the quote. On a pitched roof, the measured surface is larger than the footprint. Use the contractor’s installed rates and add separate charges only when the quote excludes them.
Enter your quote details to see the range.
Sample numbers demonstrate the math. Rates come from your quotes. Add taxes, tear-off, decking allowances, access, or filing costs only if they apply and are billed separately. The calculator compares upfront costs and cannot tell whether the same work is included in both quotes.
Get My Free Quote Get the scope and installed price for your building.
Price the same work
Roof repair and replacement pricing examples
These sample inputs show how to compare bids. Your local price depends on the measured roof, layers, access and findings after inspection.
| Sample scope | Example math | Example total |
|---|---|---|
| Isolated leak repair | $1,800 fixed repair quote | $1,800 |
| Replacement, lower bid | 1,200 sq. ft. × $7.50 + $1,000 in separate charges | $10,000 |
| Replacement, higher bid | 1,200 sq. ft. × $9.00 + $1,000 in separate charges | $11,800 |
Which charges can change the total?
- Tear-off and disposal. Get the number of layers, who takes them away, and whether hauling is included.
- Decking and insulation. Ask for unit prices and how the roofer will document extra work.
- Access and protection. Ask about material lifts, shared stairs, storefront access and temporary rain protection.
- Drainage and details. List drains, scuppers, parapets, skylights and penetrations included in the bid.
New York City requirements
NYC DOB roofing codes and permits
Confirm the rules for your building before choosing a recover, replacement or structural repair. The scope, existing assembly and code exceptions affect what applies.
- BC 1503 and BC 1507 cover weather protection and roof coverings. Ask how the work will address flashing and drainage, and which covering and installation requirements apply to your system.
- BC 1504.9 sets roof reflectance requirements where applicable. Ask the roofer to identify the proposed surface and document whether a requirement or exception applies.
- BC 1511 covers reroofing. Have the roofer verify existing layers, deck condition and moisture before proposing a recover.
- BC 1512 addresses sustainable roofing. A full deck or assembly replacement can trigger a separate review of green roof or solar requirements and exceptions.
Some limited above-deck roof work can qualify for a permit exemption. Deck replacement and scope that triggers additional insulation need review under the applicable rules. Confirm whether filings and any energy-code work are included in your bid.
NYC Building Code Chapter 15 · NYC DOB permit guidance · 1 RCNY § 101-14 permit exemptions · NYC Energy Conservation Code · DOB sustainable roofing guidance
How to compare two NYC roofing quotes
A Bronx house with driveway access and a Manhattan building where materials have to go through a shared stairwell are different jobs, even with the same roof area. Give each roofer the same photos, roof measurements and access instructions. Then ask for these items in writing.
- What comes off. Record which layers, flashing or insulation the bid removes and who hauls it away.
- What goes back. Ask for the proposed system, product names, and the details at walls, roof edges, drains and penetrations.
- What might change. Get the unit price for damaged decking and the process for approving extra work after the roof is opened.
- How the building stays usable. Agree on delivery access, protection for tenants and temporary weather protection during the work.
- Who handles approvals. Ask whether the scope needs a filing or permit, who handles it if required, and whether that cost is included. NYC DOB distinguishes certain minor repairs from work that requires a permit. Deck work and other changes to the assembly need a separate review.
What to send for an estimate
Include your borough, ZIP code, roof type if known, when the leak first appeared, and photos you can take from a safe spot. If the roof serves a co-op, mixed-use property or occupied building, mention who can provide access and any restrictions on delivery hours.
Local roofing estimates
Find roofing services in your NYC borough
Start with your borough to see the local roofing service page or go straight to its free estimate form. If you have a roof report or previous quote, mention it when you reach out.
Commercial and low-slope roofs
For a storefront, multifamily building or flat-roof leak, start with the service that fits your property.
Commercial roofing · Flat roof repairQuestions NYC property owners ask
What is the cheapest sensible option for a leaking roof?
A targeted repair is the first scope to price if a roofer can trace the leak to one area and the surrounding roof is sound. If water has spread below the surface or multiple areas are failing, ask for a separate replacement quote.
Can I put new shingles over an existing layer in NYC?
Sometimes a recover is possible. Have a contractor check the layer count, decking, moisture, roof slope, applicable code and manufacturer instructions before committing to it.
Will a coating fix standing water on a flat roof?
A coating changes the surface. Standing water calls for an assessment of drains, slope and the roof assembly. Ask how the proposed work addresses drainage and whether the coating manufacturer allows the conditions on your roof.
Do I need a permit to repair a roof in NYC?
It depends on the scope and building. DOB identifies certain nonstructural roof repairs as exempt. Ask your contractor or design professional to confirm the rules for your specific work, especially if it touches the deck or other structural components.
What if the repair quote is much lower than replacement?
Compare what each scope covers, what the contractor found below the surface, and how long the repair is expected to hold under those conditions. A price difference only helps if both options address the problem you actually have.
Get a roof scope you can compare
Tell 786 where the problem shows up. We can review the roof condition, explain what the site visit should cover, and help you compare repair and replacement options for your building.
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