Single Wide Mobile Home Roof Replacement Cost Calculator

By Michael Woo · Updated June 2026

Asphalt shingles (architectural, 30-yr, per sq ft roof): +4.2% vs last month · index updated May 2026

Your state (adjusts the estimate for local cost level)

The national estimate is adjusted by your state's overall price level (BEA Regional Price Parities, 2022, U.S.=100). This is a cost-of-living proxy applied to the national single wide mobile home roof replacement price — not a per-state single wide mobile home roof replacement quote. Always get local quotes before buying.

$3,870–$4,320 900 sq ft · $4.30–$4.80/sq ft architectural installed

Shingles + underlayment 40% $1,548–$1,728

Tear-off + install labor 60% $2,322–$2,592

Not included in this price: structural decking repair, gutter replacement, skylight work, solar panel removal, attic insulation.

BLS PPI — Asphalt Paving, Roofing, and Saturated Materials Manufacturing (PCU324121324121)BLS OEWS — Roofers (47-2181)

How this is calculated

Formula: area × $/sq ft by shingle type + $/sq ft roofing labor (BLS PPI PCU324121324121 + OEWS 47-2181)

Input	Value	Unit
Roof length	60	ft
Roof width	15	ft
Shingle type	2

Single Wide Mobile Home Roof Replacement Cost by Type

Per-sq ft price by shingle type for single wide mobile home roof replacement. The calculator above defaults to Architectural; switch the selector to price any grade against your own dimensions.

Shingle type	Price per sq ft	How it differs	When to use
3-tab	$3.90–$4.30	$0.90–$1.30/sq ft material; single-layer laminate; 20–25 year rated; no wind warranty above 60 mph	Budget roof replacement on low-slope gables in mild-wind climates
Architectural	$4.30–$4.80	$1.30–$1.80/sq ft material; dimensional laminate; 30-year rated; 110–130 mph wind warranty	Standard residential replacement — most common choice across North America
Premium designer	$4.80–$5.80	$1.80–$2.80/sq ft material; 3-layer profile; 50-year rated; impact-resistant versions available	Steep-slope showpiece roofs, historic homes, and hail-market insurance-discount projects

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Ways to save on this project

Choose a roof-over system instead of tear-off—saves $1,500–$3,000 in demolition and disposal while using the old roof as a secondary weather barrier

A roof-over avoids $1,500–$3,000 in demolition and disposal costs and eliminates 1–2 days of weather exposure risk during construction.

Install white or light-colored metal panels to qualify for energy utility rebates ($100–$500 in many states) and reduce summer cooling costs by 15–25%

Light-colored panels cut cooling costs $150–$400 per year and qualify for a one-time utility rebate of $100–$500 in most states.

Purchase panels pre-cut to length from a metal supplier instead of having the roofer field-cut, reducing waste from 12% to under 3%

Pre-cut panels reduce material waste from 12% to under 3%, saving $200–$500 on an 1,100 sq ft roof.

Add 3 in. of rigid foam insulation board between purlins during roof-over for $1.50–$2.50/sq. ft., increasing attic R-value by R-15 to R-20

Rigid foam insulation at $1.50–$2.50/sq ft adds R-15 to R-20 and saves $300–$600 annually in HVAC costs, paying back the $1,650–$2,750 investment in 3–5 years.

Example project costs

Single Wide 14×56 (784 sq ft)

14×56 ft, low-slope mobile home

TPO membrane (784 sq ft)	$1,570–$2,740
Tear-off + labor	$1,960–$3,140
Edge metal + vents	$350–$600
Total	$3,880–$6,480

Single Wide 14×70 (980 sq ft)

14×70 ft, standard single wide

Metal roof-over panels (980 sq ft)	$2,450–$3,920
Furring strips + install labor	$1,960–$3,430
Sealant + trim package	$400–$700
Total	$4,810–$8,050

Single Wide 16×80 (1,280 sq ft)

16×80 ft, large single wide

Architectural shingles (1,280 sq ft)	$2,560–$4,480
Decking repair + install labor	$3,200–$5,120
Ridge vent + drip edge	$500–$850
Total	$6,260–$10,450

Mobile Home Roof Replacement Options

Option	Pros & Cons	Best For
Metal Roof-Over (29-Gauge Corrugated)	$4–$7/sq. ft. installed; 20–30 year lifespan; adds only 1.5–2 lbs./sq. ft.; installs over existing roof; most common mobile home solution	Most single-wide owners seeking the best balance of cost, weight, and durability
TPO Single-Ply Membrane	$5–$9/sq. ft. installed; 15–25 year lifespan; ideal for very low slopes under 2:12; heat-welded seams; white surface reflects heat; requires smooth substrate	Flat or near-flat mobile home roofs in hot climates
EPDM Rubber Membrane	$4–$8/sq. ft. installed; 20–30 year lifespan; glue-applied (no heat welding); black surface absorbs heat in cold climates; vulnerable to punctures from foot traffic	Cold-climate mobile homes where heat absorption is beneficial and foot traffic is minimal
Asphalt Shingles (with modified installation)	$5–$9/sq. ft. installed with required low-slope modifications; 20–25 year lifespan; familiar appearance; adds 3–4.5 lbs./sq. ft.; requires pitch verification	Mobile homes with verified 4:12+ pitch wanting a traditional residential appearance
Rubber Coating (Liquid-Applied Elastomeric)	$2–$4/sq. ft. for DIY application; 5–10 year lifespan between coats; easy application with roller; temporary solution; requires clean, rust-free substrate	Short-term fix (under 5 years) or budget-constrained owners planning to sell

Pro tips

Measure the Actual Roof Dimensions—Not the Floor Plan

A 14×70 ft floor plan yields a roof surface of roughly 15.5×72 ft (1,116 sq ft) versus 980 sq ft of floor area. A 14% gap worth $700–$1,500 in materials at $5–$10/sq ft. On a bowed pre-1976 roof, add 3–5% to measured area because sag creates more surface than a flat-plane calculation shows. Contractors who bid on floor dimensions under-order materials by 10–15% and hit you with a mid-job change order averaging $400–$900. The 12-inch eave overhang on each side adds 144 sq ft to a 72-foot-long single-wide, an extra $720–$1,440 in materials that floor-plan bids miss entirely.

Install a Roof-Over System Instead of Tearing Off the Existing Metal

A roof-over adds only 2–4 lbs/sq ft to the structure versus 5–7 lbs for a full tear-off and re-deck. Material cost runs $1.50–$3.00/sq ft versus $2.00–$4.00/sq ft for tear-off plus disposal — total savings of $2,000–$4,500 on a 1,100 sq ft single-wide. The existing roof also serves as a secondary water barrier during the 1–3 days installation takes. Tear-off disposal runs $300–$600 for a 1,100 sq ft mobile home roof, an expense eliminated entirely with a roof-over system. Most roof-over systems use 29-gauge steel panels at $0.90–$1.60/sq ft.

Verify Truss Load Capacity Before Choosing Heavy Materials

Pre-HUD (pre-1976) trusses carry 15–20 lbs/sq ft total load. Post-1976 HUD-code trusses handle 20–30 lbs/sq ft depending on the wind and snow zone on the data plate. Architectural asphalt shingles weigh 3.5–4.5 lbs/sq ft while concrete tile weighs 9–12 lbs/sq ft. Exceeding a 20 lb/sq ft rated truss before snow load is added. A structural engineer's truss evaluation costs $200–$400 and prevents a $5,000–$15,000 truss collapse repair if the data plate is missing.

Hidden costs

Roof-Over Versus Tear-Off Decision

The biggest cost swing on a single-wide is roof-over versus tear-off. A roof-over runs $1,500–$4,000 on a 600–1,000 sq ft roof. A full tear-off adds $1.00–$2.00/sq ft in labor and hauling plus the near-certain discovery of rotted wood beneath. Single-wides built before HUD's 1976 standard often have minimal decking that telegraphs every flaw into a new shingle layer (material $0.90–$1.80/sq ft). This is why roof-overs are so common on manufactured homes. The hidden structural trap: a single-wide's lightweight trusses were engineered for a thin metal roof weighing 1–2 lbs/sq ft. A shingle-and-deck system at 3.5–5.5 lbs/sq ft can overload them.

Budgeting for the full project? Estimate costs with our Engineered Wood Flooring Cost Calculator.

Need to price this step too? Use our Deck Awning Cost Calculator to get an accurate estimate.

Existing Water Damage and Truss Repair

Single-wides leak at seams and roof-to-wall marriage lines, so a replacement routinely uncovers water-rotted ceiling board, insulation ($0.28–$0.65/sq ft replacement). Trusses that turn a $3,000 job into a $6,000 one. Soaked manufactured-home ceiling board sags and must be replaced at $1.50–$3.00/sq ft. Rotted wood trusses need sistering or replacement at $200–$600 per truss before any new roof loads them. This is the single most common reason a single-wide roof quote balloons. Because the home's structure is minimal, a roofer who finds rotted trusses isn't padding the bill. Loading a new roof onto compromised lightweight framing rated for 15–30 lbs/sq ft is how a manufactured-home roof actually collapses.

Don’t forget to budget for related work — try our Labor Build Roof Over Deck Cost Calculator.

Planning the next phase? Our Replace Plywood Roof Cost Calculator can help you estimate.

Coating Systems and Their Real Lifespan

Elastomeric or silicone coatings are the cheapest single-wide option at $0.50–$2.50/sq ft material plus $1.50–$5.00/sq ft labor. But the hidden cost is recoating every 5–10 years. A recurring $1,000–$3,000 outlay that a one-time metal-panel replacement avoids. Surface prep is the buried labor: the old metal must be cleaned, rust-treated, primed. Seams reinforced with fabric-embedded mastic, or the coating peels within 12 months. A coating quote that skips seam-reinforcement and primer steps delivers a one-season fix, not the multi-year membrane an $0.80–$1.20/sq ft prep investment can produce.

This project often pairs with related work — estimate it with our Concrete Coating Cost Calculator.

Transport, Access, and Permit Quirks

Manufactured homes carry permitting quirks. A re-roof permit adds $150–$400, and land-lease communities often layer their own approval and contractor-insurance mandates on top. Tight park spacing creates real problems: limited dumpster placement and material staging can add $200–$600 in labor to work around access constraints. Weight distribution matters too — a single-wide's lightweight structure means crews must spread load carefully across trusses to avoid cracking the ceiling. Some installers charge a 10–20% premium for manufactured-home work because of these risks.

Rookie mistakes

Using Standard Residential Shingle Nailing Patterns on a Flat Mobile Home Roof

Single-wide roofs often pitch 2:12 to 3:12. That's below the 4:12 minimum most shingle manufacturers require. A standard 4-nail pattern voids the wind warranty and lets rain enter through nail penetrations. At pitches below 4:12, manufacturers require full ice-and-water shield ($1.00–$1.50/sq ft versus $0.15 for felt) plus 6-nail patterns, adding $1,200–$2,500 to a 1,100 sq ft roof. Skip these steps and you get zero manufacturer support when shingles blow off in 50–60 mph winds — repairs run $1,500–$3,500 per storm event. Metal roofing with concealed fasteners is the preferred alternative for pitches below 3:12, eliminating the nail-penetration issue entirely at $3.50–$5.50/sq ft installed.

Ignoring the Vapor Barrier Between the Old and New Roof Layers

Mobile homes generate 2–4 gallons of interior moisture daily. Without a vapor barrier, condensation trapped between old and new roof layers corrodes fastener connections within 3–5 years. A 6-mil polyethylene vapor barrier ($0.10–$0.20/sq ft) or breathable synthetic underlayment ($0.30–$0.50/sq ft) over the old roof costs $110–$550 for a 1. About 100 sq ft home and eliminates this condensation cycle. Without it, a 20-year roof-over fails in 8–12 years as both roof layers deteriorate simultaneously.

Hiring a Stick-Built Residential Roofer Without Mobile Home Experience

Mobile home trusses use 2×2 or 2×3 top chords at 24–32 inch spacing. Experienced mobile home roofers use shorter fasteners (1–1.5 inches) and pilot-drill into top chords to prevent splitting. General contractors cause $2,000–$5,000 in truss damage on roughly 15–20% of mobile home re-roof jobs they attempt. Labor for mobile home specialists runs $2–$4/sq ft versus $3–$6/sq ft for general residential roofers — the specialist is both cheaper and safer. Ask for at least 3 references on single-wide projects completed in the last 12 months.

What NOT to build with single wide mobile home roof replacement

Don't use single wide mobile home roof replacement for: Concrete or clay tile installation on any mobile home

Concrete tile weighs 9–12 lbs/sq ft — 4 to 6 times heavier than metal panels. No standard mobile home truss system (HUD Zones I–III) is rated for this dead load plus required snow and wind live loads. The only path forward is full truss replacement at $8,000–$15,000. That makes tile cost-prohibitive on any manufactured home.

Don't use single wide mobile home roof replacement for: Torch-applied modified bitumen on mobile home flat roofs

Mobile home roof decking is often 3/8-inch plywood or compressed particleboard that ignites at lower temperatures than the 5/8-inch plywood in commercial flat-roof applications. Open-flame torch application has caused numerous mobile home fires. Peel-and-stick or cold-adhesive membranes achieve equivalent waterproofing at $1.50–$3.50/sq ft without open flame near thin substrates and fiberglass insulation below.

Tools for a Single-Wide Roof-Over or Coating

A coating job needs a stiff broom and pressure washer for surface prep, a rust converter and primer, fabric and elastomeric mastic for seams. A roller or airless sprayer for the coating — under $300 in tools plus material. A metal roof-over needs self-tapping screws with neoprene washers, a cordless impact driver with depth clutch, metal shears, and butyl tape. Budget $400–$600 in tools. The single-wide's low, walkable roof makes access easier than any 2-story site-built home. But weight distribution via plywood walk-boards spanning multiple trusses is mandatory to avoid cracking the ceiling on a manufactured home.

Skill Level and the Ponding-Water Failure

A coating or roof-over on a single-wide is within reach of a careful DIYer. But the failure mode is specific: ignoring the low slope (often under 1:12) and ponding water. Coatings applied too thin or without seam reinforcement fail exactly where water pools. Skip the primer-and-fabric seam detail and you get peeling and re-leaking within 12 months — a wasted $1,000–$3,000 material investment. The real skill test is simple. Will you do the surface prep? Wash, rust-treat, prime, reinforce every seam. On a near-flat manufactured-home roof, that prep is the entire difference between a 7-year membrane and a one-season peel.

Realistic Time for a Single-Wide Roof

DIY coating on a 600–1,000 sq ft single-wide takes 12–20 hours including prep, spread across 2–3 days to let primer and coats cure. Metal roof-over runs 20–30 hours for a careful homeowner — each panel must be set, aligned, and screwed on the low slope with butyl-taped seams. Full tear-off to shingles is the slowest path at 30–40 hours, compounding every step. Curing time for coatings sets a hard floor that no amount of hustle can shorten.

When DIY Pays on a Manufactured Home

DIY pays best on a single-wide coating. There saving $1.50–$5.00/sq ft in labor means $1,000–$3,000 kept for a job a careful homeowner can do well on a low, walkable roof. It stops paying the moment the old roof shows rotted decking or sagging trusses. Structural repair on lightweight manufactured framing is a load-bearing decision that carries a $5,000–$15,000 failure cost if done wrong. A full tear-off to shingles is also a pro call: the truss-load calculation and $500–$1,200 disposal logistics outweigh the labor savings. Adding 3.5–4.5 lbs/sq ft of shingle weight to single-wide framing is not a first-timer's guess to get wrong.

HUD Code and Manufactured-Home Standards

Manufactured homes are built to the federal HUD Code (24 CFR Part 3280), not the local IRC that governs site-built houses, and this shapes every roof decision. Pre-1976 single-wides predate the HUD Code entirely and have minimal roof structure. Post-1976 homes meet HUD's roof-load and wind-zone requirements, with Wind Zones II and III carrying stricter attachment standards. The roof system on a single-wide is engineered as a lightweight assembly — typically 2x2 or 2x3 trusses at close spacing. So any replacement must respect the original design load of 15–30 lbs/sq ft depending on year and zone. The HUD data plate and wind zone determine what roof loads and attachment methods are permissible for the specific home's 15–30 lbs/sq ft rating. Ignoring them is how a manufactured-home re-roof fails inspection or overloads the frame.

Low-Slope Systems and Coating Specs

Single-wide roofs are low-slope (1:12 to 3:12. Sometimes nearly flat) This puts them outside asphalt shingles' 2:12 hard minimum (2021 IRC R905.2.2) on the flattest examples and into membrane and coating territory. A quality acrylic or silicone system is applied at 20–30 mils dry over a primer, with seams reinforced by polyester fabric embedded in mastic. Coverage is typically 1–1.5 gallons per 100 sq ft per coat. Silicone coatings (per ASTM D6694) tolerate ponding water that destroys acrylics within 2–4 years, which matters on a near-flat single-wide where water sits. Reflectivity is rated by the CRRC (Cool Roof Rating Council). A white reflective coating with high solar reflectance cuts attic heat by 15–25% on a metal-roofed manufactured home in cooling climates.

Metal Roof-Over Systems and Ventilation

A metal roof-over installs new panels over the existing metal. Often with a low-profile vented system that creates a 1–2 inch air gap and adds R-value the home was never built with. Panels attach with self-tapping screws and neoprene-washered fasteners into the framing. Seams use butyl tape and overlap per the panel manufacturer. Steel panels weigh roughly 1–1.5 lbs/sq ft for 26–29 gauge, far less than a shingle-and-deck tear-off at 3.5–4.5 lbs/sq ft. The key spec is fastening into sound structure — screws into thin or corroded original decking lose 40–60% of their pull-out strength. A roof-over is the structurally conservative choice on lightweight manufactured framing and avoids the $1,000–$2,500 re-decking cost triggered by tear-off jobs.

Wind Zones and Regional Load Requirements

Manufactured-home roofs are rated to HUD Wind Zones I, II, and III. Wind Zone I covers most inland areas and requires 70 mph design speed. Zones II and III cover hurricane-prone coastal counties and require 100–110 mph design speeds with stronger roof attachment, tie-downs, and uplift resistance. A re-roof in a Zone II/III area must maintain or improve the original uplift rating of 15–25 psf negative pressure. So a loose-laid or under-fastened roof-over can fail both code and the next storm. Snow load is the inverse concern in northern climates: a single-wide's lightweight trusses have 15–30 lbs/sq ft total capacity. Typically a 15–30 lbs/sq ft total load ceiling — that any single-wide roof replacement must stay within.

How we source mobile home roofing pricing

Material prices derive from the BLS Producer Price Index for Asphalt Paving, Roofing, and Saturated Materials (series PCU324121324121), published monthly. Labor rates benchmark to BLS OEWS Roofers (47-2181), reflecting May 2024 wage data. Regional adjustments apply the BEA Regional Price Parities index (50 states + D.C.) to convert national averages into state-level estimates. These figures are cross-checked against distributor pricing in major metros. One caveat: freight distance and seasonal demand can shift delivered prices 10–25%, so verify final costs with local suppliers.

OSHA roofing safety requirements

OSHA 1926.501(b)(13) mandates fall protection at 6 feet on all roofing work. Single-wide roofs pitch 1:12 to 3:12 — below the 4:12 steep-slope threshold — so low-slope rules apply: guardrails, safety nets, or personal fall arrest systems. Anchor points are limited. Truss spacing at 24 inches and lightweight 2×4 chords restrict options, so crews typically bolt a temporary ridge beam for tie-off. Violation penalties average $16,131 per serious citation on the 2025 schedule (Source: OSHA Roofing Safety).

Frequently Asked Questions

How much does a single-wide mobile home roof cost to replace?

On a typical 1,500 sq ft roof, $1,500–$6,000 depending on method. Roll-on coating is cheapest at $1,000–$3,000 and lasts 5–10 years before recoating, while metal roof-over lands mid-range at $2,500–$5,000. Full tear-off to shingles tops out at $3,000–$6,000+. The right choice depends on whether you plan to sell or stay long-term. Most lenders and insurers treat a metal roof-over as a major improvement, which can offset costs at resale. On smaller 600–1,000 sq ft single-wides, shingle material runs $0.90–$1.80/sq ft and coating $0.50–$2.50/sq ft. Budget for surprises: tear-off uncovers rotted decking or trusses in 60–70% of jobs, pushing the final bill $800–$2,000 above the original quote.

Should I coat or replace a single-wide roof?

On a typical 1,500 sq ft roof, Coat if the existing metal roof is structurally sound and only seam-leaking. A coating at $0.50–$2.50/sq ft seals seams and reflects heat for $1,000–$3,000 total. Replace if the decking or trusses are rotted. A quality coating must be redone every 5–10 years. Soft decking or sagging trusses mean a coating just buys 2–3 years over a failing structure — replacement wins.

Can a single-wide roof hold the weight of shingles?

Sometimes. But a truss-load check is mandatory — asphalt shingles add 230–250 lbs per 100 sq ft. On an 800 sq ft roof that's roughly 1,900 lbs the original light framing never carried. If trusses are marginal after the load calculation, go lighter: a metal roof-over or $0.50–$2.50/sq ft coating is the safer path.

Why do single-wide roofs leak at the seams?

The original near-flat metal roofs (often under 1:12) rely on sealant at panel seams and roof-to-wall marriage lines, and that sealant fails over 10–15 years. Water sits on seams at low slope rather than running off. Even a 1/16-inch sealant gap lets water track steadily into the thin insulation and ceiling board below. This is why quality coatings use fabric-reinforced seam treatment — the seams, not the panel field, account for 80–90% of single-wide roof failures.

How often does a mobile home roof coating need redoing?

On a typical 1,500 sq ft roof, Every 5–10 years, depending on coating chemistry. Acrylic fails soonest under UV and ponding water, elastomeric lasts longer. Silicone resists standing water best on a single-wide's near-flat roof. Factor the recurring $1,000–$3,000 recoat into the lifetime cost; a metal roof-over at $2,500–$5,000 avoids the recoat cycle entirely.

Do I need a permit to re-roof a single-wide?

On a typical 1,500 sq ft roof, usually yes. A re-roof permit runs $150–$400. Land-lease communities stack their own approval and contractor-insurance requirements on top. Manufactured homes fall under HUD code with specific roof attachment and ventilation rules — a roofer unfamiliar with manufactured housing gets those wrong roughly 15–20% of the time. An unpermitted manufactured-home re-roof can create title and resale problems worth $5,000–$15,000 to resolve.

Live Price Data

Live Asphalt Shingles Prices

Verified .gov-sourced price index with month-over-month trend, regional spread, and historical peak/low context.

→ Live Asphalt Shingles Prices

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→ Metal Roof Shingles Cost Insulated Roof Panels Cost

Insulated panels add R-value during re-roof without interior work — see panel pricing, thickness options, and energy savings for manufactured homes.

→ Insulated Roof Panels Cost

Sources

BLS PPI — Asphalt Paving, Roofing, and Saturated Materials Manufacturing (PCU324121324121) — verified 2026-06-10, updates monthly
BLS OEWS — Roofers (47-2181) — verified 2026-06-10, updates annual