Flat Roof Replacement in Minneapolis
Modern Exterior Systems (Modex) replaces flat and low-slope roofs across Minneapolis and the Twin Cities metro — walkout ramblers, porch and garage flat roofs, strip mall, office, and light-industrial buildings. Mule-Hide TPO, EPDM, modified bitumen, and PVC membranes. Residential flat-roof additions carry our lifetime workmanship warranty. Commercial scope carries a 10-year workmanship warranty. NRCA Member #1016569.
Updated May 2026 · Reviewed by Joe Dvorak, Owner, Modern Exterior Systems
By the numbers
What flat-roof experience looks like
Decades of Twin Cities roofing across residential additions, porches, garages, and commercial low-slope. Mule-Hide factory-trained on the full membrane lineup.
Decades in Twin Cities roofing
Flat + steep-slope
One contractor for the residential addition flat roof and the steep-slope shingles tying into it
Membrane lineup
TPO · EPDM · Mod Bit · PVC
Factory-trained Mule-Hide installer across the four major low-slope systems
Warranty depth
Lifetime / 10-year
Lifetime workmanship on residential flat-roof additions. 10-year workmanship on commercial scope
Membranes we install
The four Mule-Hide systems we spec
We pick the membrane that fits the building, the budget, and the ownership timeline — not the one with the highest margin. All four systems are Mule-Hide, factory-warrantied, and installed by Modex crews.
TPO
Reflective single-ply
Heat-welded seams, reflective white surface, and a cooling-load benefit on south-facing exposures. Our most-installed residential addition membrane. 20-to-30-year service life with maintenance.
EPDM
Rubber roofing, proven in MN
40+ years of Minnesota performance. Black or white, seam-taped or fully adhered. Lower install cost than TPO. Good fit for garages, light-industrial, and porches where reflectivity is not a priority.
Modified bitumen
Multi-ply asphalt system
Torch-applied or self-adhered modified bitumen sheet. Best for older buildings transitioning off tar-and-gravel and for walkable flat roofs (deck space, roof patios). 25-to-40-year service life with maintenance.
PVC
Chemical-resistant premium
Highest-spec single-ply membrane. Chemical and grease-resistant — used on restaurants and on roofs near rooftop equipment. Premium price tag, longest warranty terms. 20-to-30-year service life.
Residential flat roofs
The residential flat roofs we tackle
Most Twin Cities homes are steep-slope shingles, but plenty of houses have a flat or low-slope section that needs its own membrane plan. We handle them as part of the residential roof — lifetime workmanship warranty applies. And when a low-slope section sits right next to your shingles, Malarkey and CertainTeed make color-matched roll roofing that blends with the main roof instead of standing out as a patch. Own a commercial building? That work runs through our Minneapolis commercial roofing program — same crews, commercial-grade scope and warranty.
Walkout ramblers + mid-century homes
Mid-century and modern ramblers often have a flat or low-slope roof over the main living space. EPDM or TPO replacement with full edge-detail rebuild — and a clean tie-in to any adjacent shingled section.
Porch + addition flat roofs
Three-season porches, screen rooms, and house additions with low-slope roofs. Common failure points — perimeter flashing into the main house wall and the deck edge. Modified bitumen or TPO replacement with new flashings.
Detached garage flat roofs
Older detached garages with flat or low-slope roofs. Usually the cheapest membrane swap on the property — EPDM with a self-adhered base sheet, ten-year-plus reset on a building that costs little to keep dry.
Color-matched roll roofing
When a low-slope section sits right beside your shingles, Malarkey and CertainTeed make roll roofing in colors that match their shingle lines — so a porch or dormer roof blends with the main roof instead of reading as a patch.
Decision framework
Repair, maintain, or replace
Same framework we use on commercial work. Three lanes — each has its own cost, timeline, and best-fit scenario. We walk the roof, photograph the failures, and tell you which lane fits.
Fix what's broken
Repair — localized leak and flashing fixes
Seam splits, blistered membrane, failed pipe boots, flashing gaps, hail or wind damage. Per-incident repair runs $500 to $15,000 depending on scope. Best for roofs 2 to 15 years into a mostly-intact membrane where the problem is local, not systemic. Need documentation before deciding? See our Minneapolis roof inspection page, or read why a Roseville flat roof we inspected didn't need the replacement two other contractors pushed.
Catch problems early
Maintain — annual inspection program
Annual programs run $1,500 to $8,000 depending on building size and inspection frequency. Semi-annual inspections, drainage cleanouts, seam re-sealing, flashing touch-ups, and a written condition report after every visit. Catches small issues before they become a reroof.
Full membrane replacement
Replace — full flat-roof reroof
Full reroofs run $4 to $14 per square foot installed depending on system, building size, and insulation upgrades. Mule-Hide TPO, EPDM, modified bitumen, or PVC — spec'd to fit the building, not pushed for margin. Residential additions: lifetime workmanship warranty. Commercial: 10-year workmanship warranty.
Pricing
Flat-roof replacement pricing
Real ranges, not stickers. Final lump-sum price depends on square footage, membrane system, insulation upgrades, and tear-off complexity. Every quote includes scope, materials, timeline, and warranty in writing.
Entry — EPDM
$4–$7
per sq ft installed
EPDM rubber roofing on small residential additions, garages, and budget-conscious commercial. Lowest install cost of the four systems. Proven Minnesota performance.
- EPDM rubber, fully adhered or mechanically fastened
- Tear-off + standard insulation included
- Mule-Hide material warranty
Mid — TPO or mod bit
$7–$11
per sq ft installed
Mule-Hide TPO or modified bitumen on residential additions, walkout-rambler main roofs, and small-to-mid commercial. Most-installed category on residential flat work.
- TPO with heat-welded seams OR multi-ply mod bit
- Upgraded insulation + new edge metal
- Full flashing rebuild at all penetrations
Premium — PVC
$11–$14
per sq ft installed
Mule-Hide PVC on restaurants, roofs near rooftop equipment, and high-spec commercial. Chemical and grease resistant. Longest factory warranty terms in the lineup.
- Mule-Hide PVC membrane, heat-welded seams
- High-R insulation + tapered insulation if needed
- Extended Mule-Hide manufacturer warranty
For full Twin Cities roofing cost ranges across asphalt, metal, and premium systems, see our roof replacement cost guide.
Service area
Twin Cities metro flat-roof coverage
Modex installs flat-roof replacements across the Twin Cities metro from our Eden Prairie home base. Common service cities include Minneapolis, Edina, Wayzata, Minnetonka, Plymouth, Bloomington, Chanhassen, Hopkins, Golden Valley, St. Louis Park, Excelsior, Arden Hills, and Maple Grove. If your city is not on that list, call us — we serve the broader metro.
One contractor across the roof. The same crew handles the flat addition and the shingled main roof tying into it. No coordinating two trades.
Lifetime workmanship on residential. Residential flat-roof additions carry the same lifetime workmanship warranty as our steep-slope shingle replacements. Commercial scope is 10-year workmanship.
Mule-Hide factory-trained. Full membrane lineup — TPO, EPDM, modified bitumen, PVC. Manufacturer material warranty transfers to the next owner.
Decades of Twin Cities roofing. Modex is a women-owned roofing contractor based in Eden Prairie. NRCA Member #1016569 · BBB A+ · MN License #BC762305.
Flat roof replacement FAQs
Cost, lifespan, residential vs commercial scope, warranty, and insulation — the six we hear on every assessment.
Get a written flat-roof replacement quote
Free assessment. We walk the roof, photograph the membrane and flashings, write a lump-sum quote, and email it within 48 hours. Residential addition or commercial low-slope — same process, same Mule-Hide systems, two warranty depths.
Further reading
Deeper writeups on the topics this page covers — written for homeowners by a Twin Cities installer.
June 25, 2026
Flat Roof Replacement Cost in Minnesota (2026): TPO, EPDM & Mod-Bit
Real per-square-foot ranges for TPO, EPDM, and modified bitumen — plus what moves the number, from a Twin Cities commercial roofer.
June 25, 2026
TPO vs. EPDM vs. Modified Bitumen: Which Flat Roof Is Right for Your Minnesota Building?
A Twin Cities commercial roofer who installs all three breaks down TPO, EPDM, and modified bitumen — honest pros, cons, and which flat roof fits which building.
June 25, 2026
Commercial Flat Roof Replacement in the Twin Cities: Office, Warehouse & Retail
A Twin Cities commercial roofer on flat-roof replacement — systems, timelines, minimizing downtime, and honest pricing.
June 25, 2026
7 Signs Your Flat Roof Needs Repair or Replacement (From a Commercial Roofer)
Ponding, seam failures, blisters, flashing — a Twin Cities flat-roof contractor on telling a repair from a replacement.
June 25, 2026
Flat Roofs on Houses: What Twin Cities Homeowners Should Know About Low-Slope Roofing
Why the flat sections of a house need different materials than your shingles — common failures, and what the fix costs.
May 9, 2025
Commercial Roofing Services in the Twin Cities: Systems, Costs, and What to Expect
Repair or replace your Twin Cities commercial flat roof? A contractor on Mod-Bit, TPO, EPDM & PVC — real per-square costs and what lasts. 952-206-6339.