How much does it cost to replace a roof in a mobile home?

Reviewed by Adam Graham remodeling expert. Written by Fixr.com.

Mobile homes are an affordable alternative to stick-built homes for many people. Whether your home is on a chassis or trailer or has a permanent location and is classified as a manufactured home, one thing remains the same - you need a good roof to maintain your property. Most mobile homes are designed to last 30 to 50 years, but they may last much longer with good maintenance. Part of that maintenance is ensuring your roof is in good condition and able to help keep the elements out while ensuring you have good energy efficiency.

The national average cost range to replace the roof on a mobile home is $4,000 to $7,000 for a double-wide home, with most people paying $5,500 to install a new asphalt shingle roof on a 1,500 sq.ft. mobile home with a roof of roughly 1,580 sq.ft. This project’s low cost is $1,100 to apply liquid roofing to the flat roof of a 500 sq.ft. single-wide mobile home with a roof of roughly 540 sq.ft. The high cost is $18,000 to install sheet metal roofing with insulation below it on a 2,500 sq.ft. triple-wide home with a roof of roughly 2,580 sq.ft.

Mobile Home Roof Replacement Cost

Cost of Mobile Home Roof Replacement by Size

Mobile homes come in several standard sizes, ranging from 500 to 2,000 sq.ft. for large manufactured homes. Because most mobile home roofs are flat or low pitch, the roof is usually between 40 and 80 sq.ft. larger than the home. Some very old roofs have the same square footage as the trailer. The average costs to replace the roof on a mobile home vary depending on the material and roof type. Costs are typically lower per square foot than on a traditional home because the roof is lower in pitch, smaller, and easily accessible. This makes the average cost per square foot $2.50 to $4.50 for most homes. However, some low-cost products like liquid roofing can cover old flat roofs for $2 a sq.ft., and some high-end materials like insulated metal cost $6 or more a sq.ft. Below are some of the most common roof sizes for mobile homes and the costs to roof them using asphalt, rubber, sheet metal, and plastic composites.

Cost of Roof Replacement on a Mobile Home by Home Width

Mobile homes are usually classified by width. Small homes are usually single-wide, meaning they are no wider than 18’, with most running between 14’ and 18’ in width and lengths up to 80’. A double-wide home has a minimum width of 20’ and may reach 42’ in width, although homes that are this wide are rarely longer than 30’. A double-wide home can also be found in lengths up to 80’. Some newer mobile homes meant for permanent sites are triple-wide. These homes rival the interior square footage of a traditional single-family home while remaining much less expensive. These homes are usually more than 40’ wide with lengths up to 80’.

The larger the mobile home, the larger its roof, impacting costs. While there can be some overlap in size, single-wide homes are generally smaller. Triple-wides tend to be the largest. All three homes can have wide ranges of total size, meaning they have wide ranges for the cost of a new roof, which may overlap. Below are the average costs assuming the most common sizes for each and the most common materials.

Cost of Roof Replacement on a Mobile Home by Pitch

Mobile homes built today typically have a low-slope roof or low-to-moderate in some cases. This means the typical pitch is 3/12, with a few homes having 4/12. Homes with this pitch are easy to roof and use most standard roofing materials like asphalt shingles, lightweight composites, and metal.

Older mobile homes built before 1976 may have a flat roof. Flat roofs have no pitch and use different materials and installation practices. It is important for flat roofs to not have seams because water may stand on them rather than run off. Flat roofs usually use a membrane like TPO or rubber roofing. Some older mobile homes may have a bowed roof, but while this is not flat, it is treated like a flat roof in roofing material and installation. Costs are similar for flat and low-slope roofs, but they use different materials, so there may be some variations and overlap.

Here is the average cost of replacing a flat roof and a pitched roof on a 1,500 sq.ft. mobile home.

Roof Replacement Cost on a Mobile Home by Material

Mobile homes can use many of the same materials as a traditional single-family home. However, it is important to note that most mobile homes are not built to last more than 50 years. Also, know that their roofs are not strong enough to support some of the heavier materials that may be used on traditional single-family homes. This means most materials are lower cost and lightweight, with materials used on low-slope roofs, including asphalt and plastic composition shingles and metal roofing. For flat roofs, the most common materials are rubber, with TPO and EPDM being the most common types, and liquid roofing being an alternative for some older homes that need a new layer of material.

Bowed roofs are covered in a rubber membrane - usually TPO - because these roofs cannot have seams like a flat roof and need a continuous material. While these materials are often used on traditional single-family homes, they generally have slightly lower costs on mobile homes. This is due to the size, low slope, and low height, meaning these roofs are typically faster and easier to install, resulting in slightly lower costs. Below are the most common materials used on mobile homes and their costs per square foot installed.

Cost to Have Mobile Home Roof Replacement by Shape

Mobile homes may have three shaped roofs, depending on their age. If they were built before 1976, they may have a flat or bowed roof. If they were built after this year, they have a low-slope gable roof. Mobile homes do not typically last longer than 50 years, meaning many older homes with flat and bowed roofs become even less common. This means most mobile home roofs are low-slope gables, but some older homes can have a flat or bowed roof and may still be in good enough shape that a new rubber roof or liquid roofing coating may be a good investment. Because bowed and flat roofs use the same material, a mobile home flat roof replacement costs about the same as a bowed roof replacement. Most homes of this age with a flat roof are smaller than many of the homes built today. So, while their costs can be higher per square foot to replace, your total costs may be lower because the home is smaller. Below are the average costs for replacing a roof of the varying shapes on a 1,500 sq.ft. mobile home using the most common materials.

Mobile Home Roof Replacement Cost Breakdown

Like any roof replacement, you can typically break the cost into three parts - the tear-off of the old roofing material, the new material, and the installation cost. Tear-offs are almost always recommended for mobile homes and are required in some areas. However, a roof-over may be possible for some flat roofs, with the new roof going directly over the old. In some cases, it may be possible to install thin metal roofing over existing shingles, but it is not often recommended because of the combined weight. While roofing over shingles is sometimes done on traditional single-family homes, it is frequently not recommended or legal to do so on a mobile home because of the weight. If you are unsure, speak to your roofer about what is recommended and the local building codes. In the case of a flat roof - and more rarely in other scenarios - roofing over can save the cost of the tear-off. Below is the average cost breakdown for mobile home roofs using the most common materials.

Maintenance

The maintenance of a mobile home roof is similar to the maintenance on a standard single-family home roof. The homeowner should do visual inspections from the ground regularly to look for cracked, broken, and missing shingles. If you can visualize the roof deck, this should also be inspected regularly for water stains.

Some roof types require little maintenance beyond this, including metal roofs. However, you can have roofs cleaned at an average cost of $450 to $700. If your roof or mobile home is nearing the end of its lifespan and you want a better idea of its condition, hire a professional for an in-depth inspection. This costs $100 to $600 and helps determine if repairs are necessary and if a replacement is a good idea. If signs of the roof leaking or failing are seen, make the repairs in a timely way to prevent a full replacement.

Pros and Cons

Mobile homes can benefit from roof replacements in many cases. If you live in an area that sees inclement weather, a new roof can help keep your entire home in better condition. Roof replacement can also help improve your home’s energy efficiency and reduce noise. A new roof can prevent damage to the home, extending the lifespan of your property.

However, a roof replacement may not always be the right choice. If your mobile home is older and in poor condition, it may not be worth the cost of the roof replacement if the home is not livable for much longer. This may be the case for many older flat-roof homes. For this reason, it is sometimes common to coat the roof in liquid roofing to seal it rather than replacing what is there.

Enhancement and Improvement Costs

Skylight Replacement

Skylights are uncommon in mobile home roofs, but you can have them installed. If you need a roof replacement and the existing skylights are older, it is easier to replace them with the roof. This is because the existing roof material must be removed to replace the skylight. The average cost of skylight replacement is $800 to $2,200.

Insulation

When installing a metal roof, it is frequently recommended to add insulation to the roof deck. This is because most metal roofs are not energy efficient. If you live in an area that sees very hot or cold weather, insulating your roof can also help improve energy efficiency. The average cost to insulate a roof is $2,400 to $8,000, but costs are often lower for mobile homes, averaging $500 to $2,000.

Roof Underlayment

Depending on the roof type, you may need to install or replace the underlayment. This is not necessarily the case for all mobile homes. The only time the underlayment typically needs replacing is with a shingle roof replacement. The average cost of the underlayment replacement is $0.05 to $0.65 per sq.ft. of your roofing materials.

Additional Considerations and Costs

• Permits. You may need a permit if you change your roof’s structure or work on the deck. Speak to your local municipality for more information.
• Warranty. Some roofing materials may have a warranty. To be eligible, your installer must be certified with that company, and they must install the product themselves. Speak to your installer about which warranties may be available.
• Codes. Building codes in many areas dictate the material and number of layers that can legally be used on a mobile home roof. Speak to your roofer or local municipality for more information.
• Grants. Grants are sometimes available for low-income homeowners and residents of rural areas to cover the cost of a roof replacement. Speak to your local municipality to find out if you qualify.
• Rainwater elements. It is common to update gutters and other rainwater elements when you replace your roof. The average cost to replace gutters is $900 to $5,000, depending on the type.
• Repairs. Sometimes, roof repairs can help prevent a roof replacement if they are done timely. If you notice leaks or damage, speak to your roofer as soon as possible to see what repairs may be done.
• DIY. In some cases, it may be possible to roof your home yourself, including applying liquid roofing to a flat roof or installing asphalt shingles. However, doing so may void any warranties the product may have.
• Fire resistance. All roof materials typically have an A fire rating, meaning they are resistant to flames. This is true for all materials used on mobile homes.