Commercial Roof Replacement Pricing

Commercial metal roof replacement in Nassau County typically runs $18-$32 per square foot installed. That translates to $180,000-$320,000 for a straightforward 10,000 sq. ft. warehouse and $720,000-$1,280,000 for a 40,000 sq. ft. retail strip center. Wide range? Yes-and that spread depends on what you’re tearing off, what structural decking lies underneath, which metal system you install, how much equipment we have to flash around, and whether Nassau County code forces you into insulation or structural upgrades you weren’t planning for.

I’m Mark Ellison, and I’ve priced commercial metal roof replacements across Nassau County for over two decades. I’ve watched owners get shocked by bids that triple the “online average” they found on some national roofing blog, because those averages don’t include tear-off labor, disposal of four tons of wet insulation, deck repairs, parapet flashing, crane lifts on a tight site, or the engineer’s stamp your building department will require. This guide breaks down exactly what drives your budget-and gives you the real numbers you can take to your board or lender.

What Does Commercial Metal Roof Replacement Cost in Nassau County, NY?

Let’s be clear: you’re not buying metal panels off a supply house shelf. You’re funding a capital project that includes investigation, demolition, disposal, substrate repair, a complete new roof system with insulation and attachment, code-required upgrades, flashing for every penetration and edge, safety compliance, permitting, and skilled commercial labor that knows how to work around your tenants or operations.

Online national averages don’t reflect Long Island labor rates, Nassau County wind-uplift requirements, salt air near the shore, or the logistics of staging a 30,000 sq. ft. tear-off in a Levittown industrial park with limited truck access. This guide focuses on local realities so you can budget accurately and compare bids intelligently.

Use the ranges and scenarios here as your starting point. Then schedule a site assessment so we can walk your roof, identify what’s underneath, discuss system options, and give you a proposal that matches your building, your timeline, and your business needs.

Cost Snapshot: How Commercial Metal Roof Replacement Is Priced

Installed Cost vs. Material Numbers

The biggest confusion I see? Owners finding $6-$9/sq. ft. “metal roof” prices on Google and wondering why every local bid comes in three times higher. Those numbers are panel-only material costs-no tear-off, no labor, no insulation, no flashing, no dump fees, no crew to install it while maintaining OSHA fall protection on a 14-foot parapet. Commercial replacement pricing in Nassau County is almost always quoted as fully installed, per-square-foot cost. That number includes everything from dumpster placement to final inspection sign-off.

Expect material to represent 30-45% of your total replacement cost on a typical project. The rest is skilled labor, site logistics, disposal, safety, overhead, insurance, and warranty administration. You’re paying for a finished, code-compliant roof system, not a pallet of metal in your parking lot.

Where Metal Sits Among Commercial Roof Options

Metal replacement typically costs more per square foot than a single-ply TPO overlay on a simple low-slope warehouse-$18-$32 for metal vs. $12-$22 for TPO full replacement. But when you’re replacing an old standing-seam metal roof on a pitched structure, or you need a 40-year warranty on a high-visibility retail façade, metal is often the only choice that meets your performance and aesthetic requirements.

For sloped roofs, architectural metal replacement may cost less than high-end architectural shingles or tile when you factor in durability and maintenance over 30 years. For low-slope commercial roofs, metal retrofit systems that go over existing decks can be competitive with built-up or modified bitumen re-roofs once you account for avoiding full tear-off and structural upgrades.

What’s Actually Included in a Commercial Metal Roof Replacement Price?

Investigation, Design, and Project Setup

Before we swing a hammer, we walk your roof, pull core samples to see what layers exist, check deck conditions, review HVAC placements and curb heights, and measure slopes and drainage patterns. We may bring in a structural engineer if we suspect deck capacity issues or if you want to add solar-ready attachments later. This investigation work-which can run $1,500-$5,000 depending on building complexity-shapes the entire project scope and prevents costly mid-job surprises.

We then design the system: standing seam vs. through-fastened panels, insulation type and thickness to meet current energy code, attachment methods and fastening schedules to meet Nassau County wind uplift tables, flashing details for every penetration, and sequencing that keeps your operations running. On design-build projects this is rolled into our bid; on spec-bid work, you or your architect handle design and we price to those documents.

Tear-Off, Deck Repairs, and Substrate Prep

Removing an old metal roof, deteriorated single-ply layers, or decades of patch-over-patch repairs is labor-intensive. We’re loading debris into dumpsters, managing dust and noise around tenants, protecting landscaping and parked cars, and disposing of materials legally. Tear-off and disposal alone can run $2-$5/sq. ft. depending on how many layers we’re pulling and what’s underneath.

Then comes deck repair. Steel decking that’s rusted through. Wood planking that’s rotted where leaks soaked in. Lightweight insulating concrete that’s crumbled or holds water like a sponge. We budget a per-square-foot allowance for typical repairs, but if core cuts reveal extensive damage, that line item can double. Skipping these repairs is false economy-install new metal over a compromised deck and you’ll have deflection, leaks, and fastener pull-out within five years.

New Metal System, Insulation, and Attachment

This is the centerpiece of your budget. For a structural standing-seam system on a low-slope roof, you’re looking at $10-$18/sq. ft. in materials and installation labor for the panels, clips, underlayment, and attachment hardware. Through-fastened R-panels or corrugated systems run $7-$12/sq. ft. installed. Architectural standing seam with concealed fasteners and premium finishes can hit $15-$22/sq. ft. when you include zee-girts or retrofit framing to create the slope or attachment plane.

Under that metal, we’re typically installing rigid insulation-polyiso boards, cover boards, or a combination-to meet the current energy code R-value for commercial roofs in New York. That insulation package adds $3-$6/sq. ft. in material and labor. You’ll also see costs for vapor barriers if your building is climate-controlled, slip sheets to prevent galvanic reactions between dissimilar metals, and thermal breaks at parapets and curbs.

Attachment density is driven by wind-uplift calculations. Nassau County sits in a high-wind zone, especially near the coast, so fastener patterns and clip spacing are tighter than they’d be upstate. That means more hardware, more labor hours, and potentially engineered fastening details for perimeter and corner zones.

Flashing, Edge Metal, and Penetration Detailing

Every HVAC unit, exhaust fan, vent stack, skylight, and roof access hatch needs custom flashing. On a retail center with a dozen RTUs, this detailing can represent 20-30% of the labor hours on the job. We fabricate or order curb caps, counter-flashings, pipe boots, and equipment skirts to match your new metal system, seal them with high-performance sealants and tapes, and ensure they’re lapped and fastened to handle wind-driven rain.

Parapet caps, edge metals, gutters, and expansion joints run as linear-foot items. A building with 800 linear feet of parapet at $45-$75/LF for fabricated cap metal and installation adds $36,000-$60,000 to the project. These aren’t optional-they’re required to protect masonry, manage thermal movement, and direct water off the roof safely.

Detailing quality is the #1 differentiator between low and high bids. A crew that uses generic pitch pans and mastic will come in cheaper-and you’ll have call-backs within two years. We fabricate custom flashings, use peel-and-stick membranes at critical transitions, and build adjustable curbs so future equipment swaps don’t compromise the roof.

Safety, Site Management, and Overhead

OSHA requires fall protection on commercial roofs. That means perimeter warning lines, personal fall arrest systems, and sometimes full guardrail systems if we’re working near occupied areas. We also protect sidewalks, parking lots, and landscaping with barriers and signage. Crane or boom-lift rental for material hoisting. Temporary power and lighting if we’re working nights to avoid disrupting your business. These site logistics add 8-15% to the base material and labor cost.

You’re also paying for commercial general liability insurance, workers’ comp, licensing, bonding, and the overhead of running a company with trained estimators, project managers, and OSHA-certified foremen. This isn’t a two-guy crew with a pickup truck-you’re hiring a contractor who can coordinate with your property manager, pull permits, schedule inspections, and deliver the documentation your lender or insurance carrier requires.

8 Major Drivers of Commercial Metal Roof Replacement Cost

1. Roof Size and Layout

Total square footage is the foundation of any estimate, but layout matters as much as area. A 40,000 sq. ft. warehouse with a simple rectangular roof and minimal penetrations will price at the low end of the per-square-foot range-maybe $18-$22 installed. Break that same square footage into a multi-level retail strip with eight separate roof planes, 30 HVAC units, four parapet walls, and complex flashing at storefronts, and you’re looking at $26-$32/sq. ft.

Economies of scale apply. Once we’re mobilized and staged, adding square footage is cheaper than the first thousand feet. But cut-up roofs with lots of valleys, hips, and offsets eat up that efficiency fast.

2. Slope and Structural Type

Low-slope structural decks-common on shopping centers, warehouses, and office buildings-typically accept retrofit standing-seam systems or through-fastened panels at the lower end of the metal cost spectrum. Steep-slope roofs-entry canopies, gable-end façades, pitched industrial buildings-require different panel profiles, more complex underlayment, and can increase labor difficulty, pushing cost up 15-25%.

Some projects involve converting a failing low-slope roof into a new sloped metal structure, building zee-girts or a secondary framing system to create pitch and drainage. This solves chronic ponding and leak issues but can double the metal system cost because you’re essentially building a roof above a roof.

3. Existing Roof Layers and Condition

A warehouse in Bethpage with one layer of corrugated metal over bar joists is straightforward to strip. A retail building in Hicksville with three generations of built-up roofing, wet insulation, and deteriorated steel decking is a different animal. We’ve bid jobs where core cuts revealed six inches of soaked insulation and rusted deck panels-tear-off and deck replacement alone added $120,000 to a 15,000 sq. ft. project.

If the existing roof contains asbestos-containing materials-common in pre-1980 construction-you’re looking at abatement protocols that require licensed contractors, air monitoring, and special disposal. That can add $5-$10/sq. ft. to the tear-off cost.

In some cases, we can install a retrofit metal system over the existing roof if the deck is sound, the structure can carry the additional dead load, and code allows it. This avoids tear-off and disposal costs entirely, potentially saving 20-30% of the replacement budget and cutting project duration in half. But this option requires engineering review and isn’t appropriate for roofs with structural or moisture issues.

4. Metal System Type and Gauge

Through-fastened R-panel or corrugated metal-24 or 26 gauge-runs $7-$11/sq. ft. installed. It’s economical, goes down fast, and works well on simple sloped roofs where concealed fasteners aren’t required. Structural standing seam with 24-gauge panels and mechanically seamed ribs runs $12-$18/sq. ft. installed and offers superior wind and water performance for low-slope applications.

Architectural standing seam with 22-gauge panels, premium Kynar finishes, and concealed clip systems can hit $18-$25/sq. ft. installed when you include custom trim and color matching. Aluminum systems for coastal buildings near the South Shore cost 20-30% more than steel but resist salt corrosion better over 30 years.

Don’t spec metal purely on first cost. A heavier-gauge panel with a better finish may cost $3/sq. ft. more today but can eliminate repainting or panel replacement 15 years from now. Warranty requirements also matter-most manufacturer warranties require specific gauges, finishes, and certified installers.

5. Insulation and Energy Code Upgrades

New York energy code requires commercial roofs to meet minimum R-values, and those minimums have increased over the past decade. If you’re replacing a roof that was built to 1990s standards, you may be required to add several inches of polyiso insulation to comply. On a 20,000 sq. ft. roof, upgrading from R-15 to R-25 insulation can add $40,000-$60,000 to the project.

This isn’t optional if you’re pulling a permit-and you should be pulling a permit on any full replacement. Nassau County inspectors will check insulation thickness and attachment. The good news? Better insulation lowers your HVAC costs, improves occupant comfort, and can increase property value or lease rates. Build this into your pro forma, not as a cost but as an energy investment.

6. Penetrations, Equipment, and Edge Conditions

A warehouse with two roof hatches and four exhaust vents is simple. A medical office building in Garden City with 18 HVAC units, six skylights, multiple plumbing stacks, grease exhaust fans, and rooftop sign supports is labor-intensive. We have to detail every penetration, fabricate custom curbs and caps, coordinate with mechanical contractors if units need to be lifted or replaced, and ensure every flashing integrates with the new metal system.

Long parapet runs also add cost. If your building has 1,200 linear feet of parapet at $50/LF average for cap metal and labor, that’s $60,000 just in edge metal. Complex edge conditions-curved parapets, decorative cornices, integrated gutters-can double that rate.

7. Access, Staging, and Business Interruption

A standalone warehouse with open truck access and no neighbors is easy to stage-dumpsters, material lifts, and crew parking are straightforward. A fully occupied retail center in a dense commercial district with limited parking, strict noise ordinances, and active foot traffic requires more planning, traffic control, sidewalk protection, and potentially night or weekend work to avoid disrupting tenants.

Phasing work around business operations extends project duration. If we can only work on 5,000 sq. ft. at a time because you need the rest of the roof weather-tight for open storefronts, we’re mobilizing multiple times, which adds cost. Night work typically carries a 15-25% labor premium. But if avoiding business interruption saves you lost sales or tenant complaints, it’s worth every dollar.

8. Warranty Level and Contractor Qualifications

A basic contractor workmanship warranty-typically 5-10 years on labor-is included in most bids. Manufacturer material warranties on metal and coatings run 20-40 years depending on the finish you choose. But if you want a full system warranty-where the manufacturer backs both material and installation and commits to repair or replacement if anything fails-you’ll need a certified installer, third-party inspections, and specific details and products. This can add 8-12% to the project cost but gives you single-source accountability and can be a requirement for lenders or certain property buyers.

Cheap bids often come from contractors without manufacturer certifications, commercial liability limits, or the bonding capacity to stand behind a multi-year project. Vet your bidders on qualifications, not just price.

Sample Commercial Metal Roof Replacement Scenarios

Scenario 1: Small Retail Strip with Simple Low-Slope Roof

Picture a one-story retail strip in Westbury-six storefronts, 12,000 sq. ft. of roof, mostly open with eight rooftop HVAC units. Existing roof is deteriorated single-ply with some wet insulation. We tear off the membrane, dry out and patch the steel deck where needed, install new polyiso insulation to code, and apply a structural standing-seam metal system with 24-gauge panels. Total project: $264,000-$312,000, or $22-$26/sq. ft. installed.

Costs are controlled by good truck access at the rear, straightforward deck conditions, and a simple rectangular layout. The owner chose to phase work in two sections to keep all tenants open, which added a week to the schedule but avoided any lost rent.

Scenario 2: Warehouse or Light Industrial Building

A 30,000 sq. ft. distribution building in Hicksville with an old through-fastened metal roof over bar joists. Panels are rusted, and we’ve had multiple leak repairs over the years. We strip the old metal, inspect and reinforce deck fasteners, add a new underlayment, and install a new through-fastened metal system with upgraded gauge and finish. Insulation upgrades are minimal because the building isn’t climate-controlled. Total project: $540,000-$630,000, or $18-$21/sq. ft. installed.

Economies of scale bring the per-square-foot cost down. The building has good access, minimal penetrations, and we can work without interrupting operations. The owner saved additional cost by choosing a mid-grade finish rather than premium Kynar, since appearance isn’t a priority for this industrial site.

Scenario 3: Multi-Level Office or Institutional Building

A three-story office building in Garden City with varying roof elevations, extensive parapets, 24 HVAC units, multiple skylights, and occupied office space below. We’re replacing failing built-up roofing with a standing-seam metal system, upgrading insulation to meet code, and coordinating work to avoid disrupting tenants. Crane access is limited, so we’re staging materials on multiple mobilizations. Total project: $960,000-$1,120,000 for 35,000 sq. ft., or $27-$32/sq. ft. installed.

Higher cost reflects complex flashing, extensive edge metal, tenant coordination, premium warranty requirements, and tighter working conditions. We phased work over six months and included temporary roof protection to maintain weather-tightness on active sections.

Nassau County-Specific Pricing Realities for Commercial Roofs

Coastal Exposure and Corrosion Concerns

Buildings within a few miles of the South Shore or bay areas face accelerated corrosion from salt spray. We’ve seen standard Galvalume coatings pit and stain within 10-12 years on roofs in Long Beach or Oceanside. For these sites, we typically specify aluminum panels or steel with upgraded coatings like Kynar or aluminum-zinc-magnesium alloys. Material cost increases 20-30%, but you avoid premature replacement and maintain appearance.

Fasteners and clips also need upgrading-stainless steel hardware in high-salt zones to prevent rust staining and failure. Inland sites face less salt exposure but still get Nor’easter winds and heavy rain events that require robust attachment and flashing.

Wind Uplift, Code Requirements, and Permits

Nassau County enforces wind-uplift standards based on building height, exposure category, and distance from the shore. This means denser fastening patterns, specific clip spacing on standing-seam systems, and often engineered details for perimeter and corner zones where uplift forces are highest. These requirements can increase fastener and labor cost by 10-15% compared to lower-wind zones, but they’re non-negotiable if you want a code-compliant roof that won’t peel off in a storm.

Permit fees, plan review, and inspection schedules vary by municipality within Nassau County. We manage all permitting as part of the project and build those costs-typically $1,500-$4,000 depending on project size-into our proposals. Engineer-stamped drawings may be required for structural modifications or when adding significant dead load. A qualified contractor handles this coordination so you’re not caught mid-project with a stop-work order.

Working Around Tenants and Operations

Retail, office, and industrial tenants in Nassau County expect minimal disruption. That means daily site cleanup, noise control during business hours, clear communication about access restrictions, and sometimes working nights or weekends to avoid peak traffic. We’ve coordinated around holiday shopping seasons for retail centers and scheduled noisy tear-off work during tenant vacation shutdowns for office buildings.

These coordination efforts take planning time and can extend project duration, but they’re critical for maintaining tenant relationships and avoiding lost revenue. Include your contractor early in planning conversations-we can suggest phasing strategies, temporary protection options, and schedule adjustments that control cost while meeting your operational needs.

Budgeting and Comparing Bids for Commercial Metal Roof Replacement

Building a Capital Budget Range

Start with a high-level calculation: measure your roof square footage and apply a per-square-foot allowance based on the scenarios above that match your building type and complexity. A simple warehouse might budget $18-$22/sq. ft.; a complex multi-tenant building might plan $26-$32/sq. ft. Then add 10-15% contingency for unknowns-deck repairs, code-driven upgrades, or scope changes discovered during construction.

For a 25,000 sq. ft. retail center, that process yields a preliminary range of $575,000-$920,000. Once you have a contractor walk the roof, pull core samples, and provide a detailed proposal, you refine that range into a firm number. Don’t skip the investigation phase-guessing at deck condition or insulation thickness is how budgets blow up mid-project.

Reading and Comparing Proposals

When you’re comparing three bids, make sure you’re comparing the same scope:

• Metal system type, gauge, and finish: Is one bidder proposing 26-gauge through-fastened panels while another specifies 24-gauge standing seam? That’s a material and performance difference, not just price.
• Tear-off and deck repair scope: Does the bid include full removal of all layers, or is deck repair listed as “additional” with no allowance? If three bidders include tear-off but one is $80,000 cheaper, they may be assuming cleaner conditions than exist.
• Insulation thickness and R-value: Verify that all bids meet or exceed code. Skimping on insulation saves $3/sq. ft. today but costs you in HVAC bills and code violations.
• Flashing and edge metal: Are all penetrations, parapets, and equipment curbs included in the base bid? Or will you get change orders when we encounter conditions?
• Warranty terms: Compare workmanship warranty length, manufacturer material warranty, and whether any system warranty or third-party inspection is included.
• Safety, permits, and staging: Are OSHA compliance, permit fees, dumpster costs, and crane rental explicitly included, or are they vague allowances?

A detailed bid with clear line items and allowances will cost more upfront but saves you from surprise change orders and finger-pointing when conditions don’t match assumptions.

Total Cost of Ownership, Not Just Day-One Spend

A metal roof replacement that costs $750,000 with a 40-year life and minimal maintenance costs you $18,750/year amortized. A cheaper $600,000 roof with a 25-year life and higher maintenance needs costs $24,000/year plus upkeep. Factor in energy savings from better insulation, reduced leak-related tenant complaints, and the financing or resale implications of a warranted roof when evaluating bids.

Boards, lenders, and future buyers appreciate documentation. Keep your roof assessment report, system specifications, warranty certificates, and as-built drawings in your property files. This transparency supports refinancing, sale negotiations, and capital planning for the next ownership cycle.

Frequently Asked Questions About Commercial Metal Roof Replacement Cost

Can we phase a commercial metal roof replacement over multiple years to spread cost?

Yes, and we do this regularly for owners managing cash flow or capital budgets. You can phase by building wing, roof section, or tenant space-replacing 10,000 sq. ft. this year and another 15,000 next year. The trade-off: each mobilization has a fixed cost (staging, permits, crew setup), so you’ll pay 10-15% more total than doing everything at once. But phasing can align with lease renewals, budget cycles, or financing windows. We help you plan logical phase breaks that maintain weather protection and avoid disrupting the same tenants twice.

Is a metal overlay cheaper than full replacement?

Retrofit systems that install new metal over an existing roof can save 20-30% by avoiding tear-off and disposal. But this only works if your existing deck is structurally sound, the roof isn’t retaining moisture, and the building can carry the added dead load. We perform a structural review, core sampling, and load calculations before recommending overlay. If those conditions are met, overlay is faster, less disruptive, and cost-effective. If the existing roof is compromised, overlay just locks problems underneath and shortens the new roof’s life-full replacement is the only safe option.

Will insurance or tax incentives help offset replacement cost?

If your roof was damaged by a covered storm event-wind, hail, falling debris-your commercial property insurance may cover part or all of replacement cost, minus deductible. We provide detailed documentation, photo evidence, and damage reports to support claims. For energy-related incentives, consult your accountant-there may be depreciation benefits or energy-efficiency tax deductions for insulation and cool-roof coatings. We assist with technical documentation but don’t provide tax advice.

How accurate can a budget estimate be before a full specification is drafted?

After walking your roof, reviewing building plans, and pulling a few core samples, we can provide a budget range with +/- 15% confidence. That’s accurate enough for board approvals and preliminary financing discussions. Once we finalize system selection, complete deck testing, and lock in material pricing, we provide a firm proposal that’s valid for 60-90 days. Experienced contractors use similar past projects and current cost data to generate reliable budgets-but unknowns like hidden deck damage can still surface, which is why we include contingency allowances.

Do you handle commercial metal roof replacements across Nassau County?

TWI Roofing works throughout Nassau County on retail centers, office buildings, warehouses, schools, medical facilities, and municipal buildings. We’re familiar with code requirements in Hempstead, Oyster Bay, North Hempstead, and Long Beach, and we manage permitting, inspections, and coordination with local officials. Contact us to schedule a site visit-we’ll walk your roof, discuss your budget and timeline, and provide a detailed replacement proposal tailored to your building and business needs.

Turn Commercial Metal Roof Pricing into a Concrete Plan

Commercial metal roof replacement cost in Nassau County is shaped by your roof size, system choice, existing conditions, and the local code and climate realities of Long Island. Realistic budgeting-using per-square-foot ranges, understanding the major cost drivers, and planning for unknowns-leads to fewer surprises and smoother approvals from boards, lenders, and partners.

The next step is a site-specific roof assessment. We’ll inspect your existing roof, test deck conditions, measure square footage and complexity, discuss your performance and aesthetic goals, and provide a written replacement proposal with clear line items and pricing. If you have internal budget targets, phasing needs, or operational constraints, share them upfront-we’ll tailor our approach to align with your business realities.

Call TWI Roofing or request a commercial roof evaluation online. Let’s turn these cost ranges into a concrete capital plan that protects your building, satisfies your stakeholders, and delivers a metal roof system built for decades of Long Island weather.