Condo roof replacement cost and reserve calculator.
What the re-roof will cost — and what you should already have in the bank for it.
Lower SIRS contributions and repair costs — legally. Use these free tools, then call us.
Roofing replacement cost & reserve estimator
Estimate a roof's replacement cost by system type and building height, and the reserve balance you should have set aside so far based on its age. Unit rates rise with building height because access and staging get harder.
Planning estimate only. The "reserve you should have now" is a straight-line, fully-funded balance for the roof at its current age (replacement cost × age ÷ service life) and does not account for inflation, interest or a formal SIRS methodology. Actual pricing depends on deck condition, access, code upgrades and market. Ask us for a roof assessment →
About this calculator
Estimate a roof's replacement cost by system type and building height, and the reserve balance you should have set aside so far based on its age. Unit rates rise with building height because access and staging get harder.
FS 718.112(2)(g) names the roof first among the components a Structural Integrity Reserve Study must reserve for, and for budgets adopted on or after 31 December 2024 that reserve is mandatory — it cannot be waived. So the roof is very often the largest single line in a board's reserve schedule, and the one most likely to be sitting there underfunded.
Service lives differ, materials differ, and the labour to tear off and dispose of the old system differs. Asphalt shingle is the cheapest system and the shortest-lived. Tile is heavier, longer-lived, and far more expensive to remove. TPO and single-ply membranes are the common low-slope commercial systems. Built-up and modified bitumen are multi-ply and long-lived. Gravel-surfaced built-up lasts longest and has the heaviest tear-off of all.
Height matters too, and it does not scale with roof area. Access, hoisting and staging on a twelve-storey building are simply a different cost from a three-storey one.
South Florida sits in the High Velocity Hurricane Zone. Uplift resistance requirements, fastening schedules, product approval and inspection requirements are all more demanding here than in the rest of the state, and they cost money.
A roof price quoted from a national average is not a South Florida roof price, and a specification that is not written for the HVHZ will not be approved.
The tool shows the reserve you should have accumulated by now. If the gap is large, that gap does not go away by not looking at it — it becomes a special assessment, or a loan, or a leak.
The reserve you should have now is a straight-line, fully-funded balance for the roof at its current age (replacement cost × age ÷ service life) and does not account for inflation, interest or a formal SIRS methodology.
Planning estimate only. Actual pricing depends on deck condition, access, code upgrades and market.
A roof condition assessment — remaining service life, whether a re-cover is possible or a full tear-off is required, and the wind-uplift specification the county will actually approve — is a site visit and a report.
These get you close. We get you certain.
A number on a calculator won't satisfy your county or your insurer. A sealed report from a licensed P.E. will. Bring us your building and we'll turn these estimates into a defensible plan.
Request an assessment →