# TheFlatRoofPro.com

> Independent how-tos, coating comparisons, cost guides and a directory of licensed & insured flat roofers. We are a guide and referral service, not a roofing contractor. Independent and editorially written; roofers never pay for placement among basic listings. Cost ranges are national, reviewed quarterly.

Important: TheFlatRoofPro.com is an independent guide and referral service, not a roofing contractor, and does not perform roofing work. Roofing work for hire generally requires a licensed roofing contractor; requirements vary by state — check the state's contractor licensing board.

Quick facts (national, 2026):
- Flat roof inspection: $125–$600 (Professional inspection of a residential flat roof with a written report; typical $300)
- Flat roof repair: $300–$2,000 (Single-area repair (leak, seam or flashing) on a residential flat roof; typical $700)
- Flat roof coating: $1,875–$6,750 (1,500 sq ft residential flat roof, cleaned and primed as needed, two-coat acrylic or silicone system; typical $3,900)
- Flat roof replacement: $7,500–$21,000 (1,500 sq ft residential flat roof, one-layer tear-off, mod bit or single-ply membrane; typical $12,000)

## Cost guides
- [How much does a flat roof inspection cost in 2026?](https://theflatroofpro.com/costs/flat-roof-inspection-cost/): A professional flat roof inspection typically costs $125–$600, with most homeowners paying around $300. A visual inspection runs $125–$400, a drone inspection $150–$600, and an infrared moisture scan, which finds wet insulation you can't see on a flat roof, about $400–$600. In Florida, the 4-point and wind mitigation inspections insurers ask for typically cost $75–$200 each.
- [How much does flat roof repair cost in 2026?](https://theflatroofpro.com/costs/flat-roof-repair-cost/): Most flat roof repairs cost $300–$2,000, and a typical single leak, seam or flashing repair runs about $700. Small fixes cost $300–$800, medium jobs $800–$2,000, and large section repairs with some deck replacement $2,000–$5,000. Expect a service-call minimum of $150–$350, plus $100–$350 more for after-hours emergency work.
- [How much does it cost to coat a flat roof in 2026?](https://theflatroofpro.com/costs/flat-roof-coating-cost/): A professionally applied flat roof coating typically costs $1.25–$3.50 per sq ft for acrylic and $2.00–$4.50 per sq ft for silicone, so a 1,500 sq ft roof runs about $1,875–$6,750, with many jobs near $3,900. Cleaning, seam and flashing repairs, primer and the thickness needed for a warranty explain most of the spread. A coating only makes sense on a roof that is still dry and sound underneath.
- [How much does a flat roof replacement cost in 2026?](https://theflatroofpro.com/costs/flat-roof-replacement-cost/): Replacing a residential flat roof typically costs $5–$14 per sq ft installed, including tear-off of one existing layer, so a 1,500 sq ft roof runs about $7,500–$21,000, with many projects near $12,000. Modified bitumen sits at the low end ($5–$10 per sq ft), TPO and EPDM in the middle, and PVC at the top ($7–$14). Rotted decking, tapered insulation for drainage and South Florida's hurricane-zone requirements push quotes higher.

## Guides
- [Flat roof hurricane prep and storm damage: before, during and after](https://theflatroofpro.com/guides/flat-roof-hurricane-prep-and-storm-damage/): [Storms & hurricanes] Before hurricane season, clear every drain, fix loose edges and flashing, and photograph the whole roof so you can prove its pre-storm condition. After a storm, stay off the roof until it is safe, document damage with dated photos and video, limit further water damage and report the claim promptly; Florida's deadline for an initial claim is one year from the date of loss. Hire only a licensed roofer, and walk away from anyone offering to waive your deductible.
- [Flat roof maintenance checklist: what to check each season](https://theflatroofpro.com/guides/flat-roof-maintenance-checklist/): [Maintenance & ponding] Inspect a flat roof at least twice a year, in spring and fall, and after every major storm. In Florida, time those checks around the rainy season (mid-May to mid-October) and hurricane season (June 1 to November 30): clear drains and fix small defects before the rains, and document the roof's condition before a storm. Most of the checklist is looking and cleaning; repairs belong to a licensed roofer.
- [Flat roof types explained: what's on your roof and what it costs](https://theflatroofpro.com/guides/flat-roof-types-explained/): [Planning, permits & hiring] Most flat and low-slope roofs are one of eight systems: modified bitumen, built-up (tar and gravel), rolled roofing, TPO, PVC, EPDM, spray foam or low-slope metal. You can usually tell them apart by color, seams and surface texture. Installed prices run from about $2–$5.50 per sq ft for rolled roofing to $7–$14 for PVC, and knowing your system decides which patches, coatings and roofers fit it.
- [Florida flat roof permits and rules: what homeowners should know](https://theflatroofpro.com/guides/florida-flat-roof-permits-and-rules/): [Planning, permits & hiring] In Florida, reroofing and most roof repairs need a building permit, pulled by a licensed roofing contractor or by a qualifying owner-builder. Under the "25% rule," repairing 25% or more of a roof section within 12 months can require the whole section to meet current code, but since 2022 roofs built to the 2007 Florida Building Code or later only need the repaired part brought up to code. Miami-Dade and Broward add High-Velocity Hurricane Zone rules, and insurers can't refuse a policy solely because a roof is under 15 years old.
- [How to coat a flat roof](https://theflatroofpro.com/guides/how-to-coat-a-flat-roof/): [Coatings] Coating a flat roof is mostly prep: confirm the roof is dry inside, wash it, make repairs, reinforce seams and flashings with fabric, and prime where the label says, then roll or spray at the manufacturer's spread rate and check thickness with a wet-mil gauge. One gallon spread over 100 sq ft is about 16 wet mils, and the dry film is that times the coating's volume solids. Pick a window with no rain or dew for the label's cure time: often 24 hours or more for acrylic, as little as 15 minutes to a few hours for silicone.
- [How to find a leak in a flat roof](https://theflatroofpro.com/guides/how-to-find-a-flat-roof-leak/): [Leaks & repairs] On a flat roof the drip inside is often nowhere near the hole, because water runs along the deck and through insulation before it shows. Start at the stain, then check the usual suspects on the roof above and upslope: wall and curb flashings, pipe boots, edge metal, seams, drains and low spots where water ponds. If a dry inspection doesn't find it, hose-test one small area at a time, working from the drain up, giving each section at least 10 minutes with a helper watching inside.
- [How to fix ponding water on a flat roof](https://theflatroofpro.com/guides/how-to-fix-ponding-water-on-a-flat-roof/): [Maintenance & ponding] Water that is still on a flat roof 48 hours after rain is ponding, and it means the roof isn't draining the way the building code intends. Start by clearing drains, scuppers and gutters; if water still sits, the fix is usually a roofer adding slope (tapered insulation or crickets) or adding drainage. Small spot fixes often run $500–$2,500, while tapered insulation added during a reroof typically adds $2–$5 per sq ft of treated area.
- [How to hire a flat roofer you won't regret](https://theflatroofpro.com/guides/how-to-hire-a-flat-roofer/): [Planning, permits & hiring] Before you hire a flat roofer, verify the license (in Florida, on DBPR's website; certified licenses work statewide, registered ones only locally), get a certificate of insurance sent by the roofer's agent, and confirm workers' comp in the state's proof-of-coverage database. Compare at least two itemized written estimates for the same roof system, and make sure the roofer pulls the permit. After storms, walk away from anyone who offers to waive your deductible or handle your insurance claim.
- [How to patch a flat roof leak](https://theflatroofpro.com/guides/how-to-patch-a-flat-roof-leak/): [Leaks & repairs] On an asphalt-based flat roof (modified bitumen, built-up or roll roofing), a rubberized wet-patch cement such as Henry 208R can be troweled on even in the rain to stop a leak today. The lasting repair is a fabric-reinforced three-course patch, or on EPDM, TPO and PVC a patch of matching membrane, because asphalt cement damages rubber and PVC and ruins TPO for future welding. If you plan to coat later, Henry says to wait 30 days over its wet patch, and white coatings may need a bleed-blocking primer.
- [How to repair flat roof flashing and seams](https://theflatroofpro.com/guides/how-to-repair-flat-roof-flashing-and-seams/): [Leaks & repairs] Most flat-roof leaks start at the edges and joints, not in the middle of the sheet: wall and curb flashings, edge metal, pipe boots, pitch pans, drains and open seams. Small repairs follow one pattern: clean down to sound material, use a sealant and reinforcing fabric (or tape) that match the membrane, carry the repair a few inches past the damage, and re-secure any loose metal. Torch work, heat-welding, drain rings and edge-metal replacement belong to a licensed roofer.
- [Silicone vs acrylic roof coating](https://theflatroofpro.com/guides/silicone-vs-acrylic-roof-coating/): [Coatings] Choose silicone if any part of your flat roof holds water after rain or you need to coat between afternoon storms: it resists ponding, can go on in one thick coat and is often rain-safe within minutes to a few hours. Choose acrylic if the roof drains well and you want the easiest DIY job, a whiter finish and the freedom to recoat with either chemistry later. The catch most people miss is that once a roof is silicone-coated, only silicone will stick to it.
- [What coating can go on my flat roof?](https://theflatroofpro.com/guides/what-coating-goes-on-my-roof/): [Coatings] Start with what's on the roof now. Asphalt roofs (modified bitumen, built-up and roll roofing) take most coatings but need a bleed-blocking primer under white silicone. EPDM rubber takes silicone after an EPDM cleaner and primer but never asphalt products, and TPO and PVC need a single-ply primer and a coating whose label names them. Spray foam takes acrylic, silicone or urethane, and a silicone-coated roof accepts only more silicone.

## Videos (curated YouTube videos with our own summaries)
- [A DIY Silicone Coat Over Modified Bitumen](https://theflatroofpro.com/videos/silicone-over-mod-bit-diy/): A do-it-yourselfer coats a modified bitumen roof with Henry's 100% silicone. It's a real-world look at one of the most common Florida flat-roof restorations, white silicone over an aging mod-bit cap sheet, from a homeowner's point of view instead of a manufacturer's. (Video by Handywoman on YouTube.)
- [Applying a White Acrylic Elastomeric Roof Coating](https://theflatroofpro.com/videos/acrylic-elastomeric-roof-coating/): A product video from ICP, the company behind the Gardner brand, for its fast-drying Sta-Kool acrylic elastomeric white coating. Use it to understand how water-based acrylic roof coatings go on and why they're the budget pick for roofs that drain well. (Video by ICP Building Solutions on YouTube.)
- [Cleaning a Flat Roof Before You Coat It](https://theflatroofpro.com/videos/clean-and-prep-roof-before-coating/): KARNAK, a long-time roof coatings maker, shows its cleaning and prep step using its 799 cleaner. Prep is the part of a coating job most DIYers rush, and it decides whether the coating stays bonded for years or peels off in sheets. (Video by KARNAK Roof Coatings on YouTube.)
- [Fixing Ponding Water on a Low-Slope Roof](https://theflatroofpro.com/videos/fix-ponding-water-low-slope-roof/): A roofing contractor explains how ponding water is fixed on a commercial low-slope roof. The same logic applies to flat-roof homes: get the water moving off the roof first, then decide whether the low spot needs building up or the roof needs more slope. (Video by Sol Vista Roofing on YouTube.)
- [How a Manufacturer Repairs Modified Bitumen](https://theflatroofpro.com/videos/soprema-mod-bit-repair/): SOPREMA, a major modified bitumen manufacturer, walks through its repair procedure for damaged mod-bit membrane. It's the professional benchmark to compare quick fixes against, useful for DIYers deciding what they can handle and for pros matching manufacturer requirements. (Video by SOPREMA USA on YouTube.)
- [Patching an EPDM Seam with QuickSeam FormFlash](https://theflatroofpro.com/videos/epdm-quickseam-formflash-patch/): Elevate, the former Firestone Building Products, shows its QuickSeam FormFlash patch going over a splice-tape lap on a RubberGard EPDM roof. It's a manufacturer-correct look at the spot where EPDM roofs most often leak: seam intersections. (Video by Elevate EMEA on YouTube.)
- [Repairing a Damaged TPO Roof Membrane](https://theflatroofpro.com/videos/tpo-field-sheet-repair/): Mule-Hide, a single-ply membrane maker, demonstrates repairing a damaged area in the open field of a TPO roof. It shows why TPO repairs are about cleaning and bonding new TPO to old, not smearing sealant over the hole. (Video by MuleHide Videos on YouTube.)
- [Repairing Parapet Wall Seams on a Flat Roof](https://theflatroofpro.com/videos/parapet-wall-seam-repair/): SureCoat, a roof-coating manufacturer, covers repairing the seams where a flat roof meets a parapet wall. That wall-to-roof transition is one of the most common leak sources on Florida flat roofs, especially where stucco meets membrane. (Video by SureCoat Systems on YouTube.)
- [Rolling On Henry 887 Tropi-Cool Silicone](https://theflatroofpro.com/videos/henry-tropi-cool-silicone-application/): Henry's application video for 887 Tropi-Cool, its 100% silicone white roof coating. Watch it to see how heavy silicone goes on and how the job is sequenced, then check your own roof against Henry's data sheet before you buy pails. (Video by Henry Company on YouTube.)
- [Sealing Seams with EternaBond Tape](https://theflatroofpro.com/videos/eternabond-seam-tape/): H.B. Fuller, the company that makes EternaBond, demonstrates its seam tape on an RV roof. An RV is smaller than a house, but the prep-and-roll technique is the same one you'd use on seams, curb joints and metal edges of a flat roof. (Video by H.B. Fuller- Glue Talk on YouTube.)
- [Stopping a Roof Leak with Henry Wet Patch](https://theflatroofpro.com/videos/henry-wet-patch-roof-leak-repair/): Henry's own walkthrough of its Wet Patch line, the rubberized asphalt cements you can push into a leak even when the roof is wet. Start here if water is coming in right now and you need a stopgap that holds until the roof can be fixed properly. (Video by Henry Company on YouTube.)
- [Two Ways to Track Down a Flat Roof Leak](https://theflatroofpro.com/videos/find-leak-mod-bit-rolled-roof/): A roofing educator shows two practical ways to locate leaks in modified bitumen and rolled roofing. Finding the real entry point matters because water on a flat roof can travel a long way from where it drips inside. (Video by Practical Roofing Concepts on YouTube.)
- [What Storm Damage Looks Like on a Flat Roof](https://theflatroofpro.com/videos/flat-roof-storm-damage-signs/): A commercial roofing company shows what wind and storm damage looks like on a flat roof. After a hurricane or tropical storm, knowing these signs helps you document damage for insurance and decide what needs an emergency patch. (Video by Four Seasons Kanga Roof on YouTube.)

## Tools
- [Find a roofer](https://theflatroofpro.com/find-a-pro/): multi-step quote request; we connect owners with licensed & insured roofing contractors (never more than three per request).
- [Coating Matcher](https://theflatroofpro.com/coating-matcher/): which roof coating chemistry fits a given roof system and climate.
- [Shop](https://theflatroofpro.com/shop/): recommended roof coatings, patch products, primers, tools and safety gear by homeowner / DIYer / pro, filterable by job.
- [Videos](https://theflatroofpro.com/videos/): curated how-to videos grouped by topic, each with our key points and cautions.
- [Roofer directory](https://theflatroofpro.com/directory/): how roofers are vetted (license + insurance) and which markets are open.
- [For roofers](https://theflatroofpro.com/for-pros/): free verified listings for licensed roofing contractors.

## Local sites
- [SouthFloridaFlatRoofs.com](https://southfloridaflatroofs.com): South Florida (Palm Beach, Broward, Miami-Dade counties).

## Policies
- [About, editorial standards & "we're a guide, not a roofer"](https://theflatroofpro.com/about/)
- [Advertising & affiliate disclosure](https://theflatroofpro.com/disclosure/)
- [Contact / listing corrections](https://theflatroofpro.com/contact/)