Flat & Low-Slope Roofing in San Francisco from a CSLB-licensed (C-39), insured contractor that has been on Bay Area roofs since 2013 — honest written pricing, free estimates, and financing available.
What's included
- Torch-down and modified bitumen systems
- TPO single-ply membrane systems
- Parapet-wall, scupper and cap-flashing detailing
- Cool-roof coatings (Title 24 compliant)
- Ponding-water and drainage correction
- Eichler and mid-century low-slope roofs
- Flat additions, decks-over and multifamily roofs
Roofing in the Bay Area: what makes flat & low-slope roofing different here
Look across any San Francisco rooftop and you see the truth: this is flat-roof country. The Victorian and Edwardian rowhouses that define the city carry flat or barely-sloped roofs behind parapet walls, drained through scuppers, most of them layered in decades of torch-down. Three things kill them: ponding water where the slope has sagged, seams and blisters that open as the membrane ages in nine months a year of marine-layer damp, and parapet caps that crack and let water into the walls. Access is its own trade skill — tight stairwells, no side yards, neighbors inches away. We correct the slope so water actually reaches the drains, weld or torch the membrane properly, detail the parapets, and where the roof is sound but tired, a cool-roof coating adds years for a fraction of replacement cost. On the Peninsula, the same low-slope expertise covers Eichler foam and tar-and-gravel roofs, which are their own specialty.
What flat & low-slope roofing costs in the San Francisco Bay Area
We publish real ranges up front. Here is what Bay Area homeowners typically pay in 2026:
| Service | Typical Bay Area cost (2026) |
|---|---|
| Flat / low-slope (installed) | $8–$14 / sq ft |
| Torch-down / modified bitumen | Quoted per roof |
| Cool-roof coating | $4–$7 / sq ft |
| Ponding / drainage correction | Part of the scope |
| Seam, parapet & flashing repair | From ~$500 |
Directional 2026 Bay Area ranges — your written estimate is free and specific to your roof.
Your price depends on the size and pitch of the roof, the material, access and what the inspection finds — and we put it in writing before any work starts. A roof is a real investment, especially in this market, so we also offer financing to keep it manageable.
Coat, repair, or replace your flat roof?
If the membrane is sound, a cool-roof coating restores and extends it cheaply. If seams are failing across the roof or there are multiple old layers trapping moisture, replacement is the honest call. We will tell you which — see flat roof costs in San Francisco, the Eichler flat-roof guide, and our cool-roof coating service.
San Francisco is flat-roof country
Most of San Francisco lives under a flat roof. The Victorian and Edwardian rowhouses of Noe Valley, the Mission, and Bernal Heights carry torch-down, modified bitumen, or TPO membranes hidden behind parapet walls, and the flat-fronted stucco homes of the Sunset and Excelsior are the same story. Three things kill these roofs: ponding water that never drains, seams that open up as the membrane ages, and parapet cap flashing that lets nine months of fog-season moisture into the wall below.
During winter atmospheric-river storms, a tired flat roof gets overwhelmed fast, water backs up at clogged drains and scuppers and pushes under laps and flashings. We fix ponding at the source instead of papering over it, re-establishing positive slope with tapered insulation, clearing and adding drains, and re-flashing the spots where water pools against parapets and curbs. A patch laid over a ponding problem just fails again at the next storm, so we always address the cause, not the symptom. If a leak has already started inside, our leak repair crew can stop the bleeding first.
TPO, torch-down, coatings, and your flat-roof options
Most Bay Area flat and low-slope roofs land on one of these systems, depending on how much life the existing roof has left:
| System | Cost and lifespan |
|---|---|
| TPO or torch-down membrane | $8 to $14 per sq ft, 20 to 25 years |
| Cool-roof coating | $4 to $7 per sq ft, restores and extends an existing roof |
TPO is a white, heat-welded membrane that is reflective, seamless at the welds, and durable, our usual pick for a full re-cover when the old roof is spent. Torch-down remains the classic SF rowhouse system and we install and repair it properly, with the fire-safe detailing tight lot lines demand. A cool-roof coating is the cost-saver when the membrane underneath still has years in it, sealing seams and satisfying the Title 24 low-slope cool-roof requirement at a fraction of the price. See our flat roof cost guide for real numbers. We will tell you straight whether your roof needs a re-cover or just a coating, rather than selling you the bigger job by default.
Eichler foam roofs, homes, and commercial buildings
The Bay Area has a flat-roof population no other region does: Eichlers. Across Palo Alto, Sunnyvale, and Cupertino, these mid-century homes carry low-slope foam or tar-and-gravel roofs with almost no attic cavity, so a small leak reaches the ceiling fast and a careless boot on the foam does real damage. We maintain, recoat, and re-foam Eichler roofs and keep their drainage details working, our Eichler flat roof guide covers what makes them different.
We handle the commercial side too, the warehouses, storefronts, and apartment buildings across San Francisco, Oakland, and San Jose, where a leak can shut down a tenant or ruin inventory. For larger buildings, our commercial roofing team works around your operating hours, rooftop equipment, and access needs. Either way the goal is identical: positive drainage, sound seams, and a reflective surface that meets code and lasts. Call (628) 296-9770.
Flat & Low-Slope Roofing across the San Francisco Bay Area
From our San Francisco base we bring flat & low-slope roofing to your property across the city and the greater Bay Area — including Santa Clara, Berkeley, Richmond and Pleasanton, and dozens of other neighborhoods and cities. Our licensed crews are on Bay Area roofs every week, and wherever you are the work is the same: an honest written estimate first, code-compliant installation, and a clean job site when we're done.
The Bay Area is not one roofing market but many microclimates. A roof in the Sunset or Richmond District lives inside the marine layer most of the year and fights moss and constant damp; a Coastside roof in Pacifica or Half Moon Bay takes salt and wind-driven rain head-on; inland East Bay roofs bake past 95°F and get raked by dry Diablo winds; and North Bay homes in wildfire country need Class-A fire-rated assemblies under Chapter 7A. We adjust the materials and the approach to where you actually live, instead of applying a one-size-fits-all spec. Browse all our service areas, explore our roofing guides, or call (628) 296-9770 to confirm we cover your street and book a free estimate.
Flat & Low-Slope Roofing by city
We provide flat & low-slope roofing across the entire Bay Area. Jump to your city for local detail:
Why Bay Area homeowners choose us
- Honest written pricing — every scope in writing, no surprise upcharges.
- Bay Area-specific expertise — flat torch-down and TPO rowhouse roofs, Victorians and Edwardians, fog-belt moisture, Title 24 cool roofs, SF DBI permits and Class-A fire-rated WUI assemblies.
- Licensed & insured — CSLB C-39, workers' comp and general liability. Verify at cslb.ca.gov.
- Financing available — so a safe roof fits your budget.
Frequently Asked Questions
Why does my flat roof pond water?
Because it lacks enough slope to reach the scuppers or drains, or a drain is clogged with debris. Standing water accelerates membrane failure; we re-slope, clear or add drainage to fix it.
How long does a flat roof last in San Francisco?
Torch-down typically lasts 15–20 years and TPO roughly 20–25 here. The marine layer is gentle on heat-aging but hard on seams and edges — regular inspections stretch the life meaningfully.
Do I need a cool roof on my flat roof?
Yes — California Title 24 requires cool-rated materials on low-slope reroofs, including in San Francisco's climate zone 3. We build compliance in.
Do you work on Eichler roofs?
Yes — Eichler and other mid-century low-slope roofs on the Peninsula and in the South Bay are a specialty, including foam and tar-and-gravel systems.
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Areas We Serve Across the Bay Area
San Francisco neighborhoods, the Peninsula, the South Bay, the East Bay & the North Bay — from Half Moon Bay to Santa Rosa.
Get a Free Roof Estimate in San Francisco
Honest pricing, licensed crews, financing available. Talk to a real Bay Area roofer today.