Mobile Home Roof Replacement Cost in 2026: Rubber, Metal, and Shingle Pricing

By The Roofing Brief Team. Last reviewed: October 2026.

The mobile home roof replacement cost in 2026 ranges from about $1,500 for a single-wide coating job to $16,000 for a full replacement on a double-wide: HomeGuide puts it at $3 to $8 per square foot installed, $1,500 to $9,600 for a single-wide and $3,000 to $16,000 for a double-wide, with a roof-over at $1,000 to $4,500. Three product paths drive that spread: liquid roof coatings at $1.50 to $3.00 per square foot by The Roofing Brief’s estimate (see our cost per square foot guide), asphalt shingles at $3 to $5 per square foot (HomeGuide), and metal roof-overs (standing seam or screw-down) at $4 to $8 per square foot by our estimate. HomeGuide sizes a single-wide roof at 500 to 1,200 square feet and a double-wide at 1,000 to 2,000. Before choosing, read the home’s HUD data plate: under 24 CFR 3280.5 it sits near the main electrical panel and names the roof load zone and wind zone the home was built for.

The short answer: cost by replacement type

Mobile home roof replacement breaks into five product paths, each with its own cost range, lifespan, and structural requirements. For the full data set, see the full 2026 Roofing Cost Report. The first table shows The Roofing Brief’s 2026 estimates for a typical single-wide (about 900 sq ft of roof) and double-wide (about 1,600 sq ft); the second shows HomeGuide’s published ranges.

Replacement type	Cost per sq ft installed	Single-wide total	Double-wide total	Realistic lifespan
Liquid rubber coating (over existing)	$1.50 to $3.00	$1,400 to $2,700	$2,400 to $4,800	5 to 10 years
TPO single-ply membrane (over existing)	$3.50 to $6.00	$3,200 to $5,400	$5,600 to $9,600	15 to 20 years
Asphalt shingle replacement (tear-off)	$4.00 to $7.00	$3,600 to $6,300	$6,400 to $11,200	20 to 25 years
Screw-down metal (corrugated/R-panel)	$4.00 to $6.50	$3,600 to $5,900	$6,400 to $10,400	25 to 35 years
Standing-seam metal roof-over	$5.50 to $8.00	$5,000 to $7,200	$8,800 to $12,800	30 to 50 years

Type	Installed per sq ft	Single-wide (500 to 1,200 sq ft)	Double-wide (1,000 to 2,000 sq ft)	Lifespan	Source
Roof coating and sealing	$0.50 to $4.50	$250 to $5,400	$500 to $9,000	n/a	HomeGuide
Asphalt shingles	$3 to $5	$1,500 to $6,000	$3,000 to $10,000	15 to 30 years	HomeGuide
TPO membrane	$4 to $10	$2,000 to $12,000	$4,000 to $20,000	10 to 25 years	HomeGuide
Rubber (EPDM)	$4 to $10	$2,000 to $12,000	$4,000 to $20,000	15 to 25 years	HomeGuide
Metal	$5 to $16	$2,500 to $19,200	$5,000 to $32,000	30 to 80 years	HomeGuide

By home size, HomeGuide lists a 14×56 (784 sq ft) at $2,400 to $6,300, a 16×80 (1,280 sq ft) at $3,800 to $10,200, a 32×60 (1,920 sq ft) at $5,800 to $15,400 and a 36×76 (2,736 sq ft) at $8,200 to $21,900. Our pricing assumes a flat-to-low-slope original roof; double-wides and modular homes framed like site-built houses cost more because they take a conventional shingle or metal install rather than an overlay.

Why mobile home roofs are different from stick-built

Mobile home roofs are built to a federal standard, not the local residential code, and three differences shape the replacement decision.

First, the roof structure was designed to a specific load. Under 24 CFR 3280.305, HUD-code homes must resist a roof live load of 20 psf in the South zone, 30 psf in the Middle zone and 40 psf in the North zone, and the zone is printed on the data plate. Many older single-wides have a low-slope metal roof over light framing, sometimes with no separate deck, so tearing that roof off exposes framing that may not carry a heavier covering.

Second, mobile homes are uplift-sensitive. HUD’s standard requires a Wind Zone I home to resist a net uplift roof load of at least 9 psf, while homes for Wind Zones II and III must be engineered for 100 and 110 mph design wind speeds (24 CFR 3280.305). A home is held down by tie-downs and anchors rather than a foundation wall, so a heavier roof or a taller roof-over changes the loads those anchors see. Have the anchors and straps checked whenever the roof adds weight or height.

Third, mobile home interiors typically have no attic. The ceiling panels are fastened directly to the underside of the roof framing, so a roof-over (rather than tear-off) is attractive because tear-off risks damaging the ceiling below. The IRC’s reroofing rules (R908) expressly allow a new protective coating over an existing metal roof panel without tear-off, per the 2025 California Residential Code text of R908.

For broader context on mobile home roofing options, see our mobile home roof overview.

Rubber coating: cheapest, shortest-term path

Liquid roof coatings (acrylic elastomeric, silicone, and liquid rubber/EPDM types) are rolled or sprayed over the existing roof in two coats. They are the default mobile home roof repair for older single-wides with original metal roofs that leak at fastener heads and seams but are not structurally failing. Henry’s 887 Tropi-Cool silicone coating page lists RV, trailer, mobile home and metal roofs among its intended surfaces.

Material costs

• Acrylic elastomeric: Henry 587 Dura-Brite (product HE587) listed at $79 (Arbor) to $109.99 (Ace Hardware) per 4.75-gallon pail on October 19, 2026; Arbor’s listing cites a 10-year limited warranty.
• Silicone: Henry 887 Tropi-Cool (product HE887) carries a lifetime limited warranty per Henry; a 4.75-gallon pail of the gray 887G listed at $209.18 (Arbor) on October 19, 2026. GacoRoof is another silicone line.
• Liquid rubber: a 5-gallon Liquid Rubber waterproof coating listed at $219.95 at Lowe’s on October 19, 2026.

Labor costs

HomeGuide prices mobile home roof coating at $0.50 to $4.50 per square foot installed, and The Roofing Brief’s estimate for a contractor job is $1.50 to $3.00 including pressure-wash, fabric reinforcement at seams and two coats. On a 900 sq ft single-wide that is $1,350 to $2,700; a 2-person crew typically finishes in one dry day.

DIY route

Coatings are a legitimate DIY product. Material for a single-wide is a few 4.75-gallon pails at $79 to $110 each for acrylic, or about $210 each for silicone, at October 2026 listings; check the pail’s coverage line, since two coats roughly halve it. The work is a pressure-wash, primer where the maker requires it, reinforcing fabric over seams and rust spots, then two coats with a roller or airless sprayer. Plan a full weekend with a dry forecast.

Lifespan reality

Coatings are a maintenance layer, not a roof replacement. Warranties range from 10 years (Henry 587 per Arbor’s listing) to lifetime limited (Henry 887), but The Roofing Brief’s estimate of real field life is 5 to 10 years before recoating. Skipping recoats turns a $1,500 coating into a full replacement in HomeGuide’s $1,500 to $9,600 single-wide range once the underlying roof rots through.

TPO single-ply over existing roof

TPO (thermoplastic polyolefin) single-ply membrane is a mid-priced mobile home replacement option. It is the same product used on commercial low-slope roofs (Carlisle SynTec, GAF EverGuard, Versico, Holcim Elevate), typically in 45 or 60 mil thickness.

Install runs $3.50 to $6.00 per square foot by our estimate and $4 to $10 per HomeGuide for a roof-over: rigid foam insulation (1 to 2 inches) fastened through the existing roof into the framing, then the TPO membrane hot-air-welded at seams. The end result is a continuous waterproof surface with no exposed fasteners.

TPO fits when the existing roof is functional but aged and the home has another 15 to 20 years of expected use. HomeGuide gives TPO a 10 to 25 year life, against 5 to 10 for coatings by our estimate, at a lower install cost than standing seam.

Asphalt shingle replacement (full tear-off)

Shingle replacement on a mobile home requires (1) a slope of at least 2:12, with double underlayment from 2:12 up to 4:12 (IRC R905.2.2, and GAF’s Timberline HDZ instructions also set a 2:12 minimum), (2) framing that can carry the added weight, and (3) a wood structural panel or solid lumber deck, since IRC R905.2.1 requires shingles to be fastened to one. For more, see our best synthetic underlayment guide.

Many post-2000 double-wide and modular homes meet all three. Many older single-wides, with roofs near 1:12, do not, which is why metal and membrane roof-overs dominate that segment. HomeGuide notes that most contractors do not recommend asphalt shingles for flat mobile home roof-overs because of their weight.

Cost breakdown for a 900 sf single-wide shingle replacement

• Tear-off and disposal: $0.80 to $1.40 per sq ft (HomeGuide: $1.00 to $2.00 for old roof removal and dump fees)
• New 7/16 OSB sheathing (if needed): $0.90 to $1.40 per sq ft; 7/16 in. OSB listed at $12.58 per 4×8 sheet at Home Depot and Lowe’s on Oct 19, 2026 ($0.39 per sq ft before labor)
• Synthetic underlayment + ice and water shield at eaves: $0.30 to $0.50 per sq ft
• Architectural shingles (GAF Timberline HDZ, Owens Corning Duration, CertainTeed Landmark): $1.50 to $2.50 per sq ft (HomeGuide: $1.00 to $2.50 material)
• Drip edge, ridge cap, pipe boots, flashing: $0.40 to $0.70 per sq ft
• Labor: $1.10 to $1.80 per sq ft (HomeGuide: $1.00 to $3.50 installation labor)

Total: $5.00 to $8.30 per sq ft installed by our line items. Single-wide total typically $4,500 to $7,500. Double-wide: $8,000 to $13,500. HomeGuide’s shingle-only range is lower, $3 to $5 per square foot, so ask whether a bid includes decking and tear-off.

Before choosing shingles, get the framing checked against the roof load zone on the data plate. Adding a shingle layer to framing designed for a thin metal roof can overload it and cause sag.

Metal roof replacement (the 2026 default for full replacement)

For a full replacement on a low-slope single-wide, metal is the usual choice; HomeGuide prices metal on a mobile home at $5 to $16 per square foot installed. Two product types matter: screw-down corrugated or R-panel (cheaper, exposed fasteners with gaskets to maintain) and standing seam (more expensive, concealed fasteners, allowed on lower slopes).

Screw-down metal (corrugated or R-panel)

Painted Galvalume corrugated and R-panel from makers such as MBCI, Drexel Metals, ABC Metal Roofing and McElroy Metal is priced by HomeGuide’s metal roof guide at $1.00 to $4.50 per square foot for material and $500 to $1,000 per square installed for a galvalume corrugated roof. Our installed estimate for a mobile home is $4.00 to $6.50 per square foot. On a roof flatter than 3:12, IRC R905.10.2 requires applied lap sealant (minimum 1/2:12) for lapped panels, so confirm the bid includes sealant tape at every side and end lap.

Fastener gaskets are the maintenance item on exposed-fastener panels; walk the roof and check for backed-out or cracked washers at least every few years. Compare paint systems in writing: PVDF (Kynar 500) finishes usually carry longer fade and chalk warranties than SMP finishes, so ask for the warranty years and the fade limit in Delta E units.

Standing-seam metal roof-over

Standing-seam panels (Englert S-2000, MBCI LokSeam, Berridge Tee-Lock) run $9 to $16 per square foot installed per HomeGuide, and galvalume standing seam $800 to $1,300 per square. Our mobile home roof-over estimate is $5.50 to $8.00 per square foot, because the panels run in long, simple single-slope or gable lengths.

Standing seam can be installed over the existing metal roof on hat-channel furring. The IRC’s reroofing rules allow a complete standing-seam system that carries roof loads directly to the structure without removing the existing covering, and standing seam is permitted down to a 1/4:12 slope (IRC R905.10.2), which suits near-flat single-wides.

For a typical 900 sq ft single-wide, a standing-seam roof-over is $5,000 to $7,200 by our estimate. For a 1,600 sq ft double-wide, $8,800 to $12,800. It is the usual “do it once” choice for an owner keeping the home 10 or more years.

The structural assessment (don’t skip this)

Before any replacement that adds weight (shingles, metal-over-metal), get a structural assessment. Start with the data plate’s roof load zone (20, 30 or 40 psf under 24 CFR 3280.305) and whether the existing roof has a separate deck.

What the assessment covers

• Framing size, spacing, and condition (rot, splits, sagging)
• Sheathing presence and condition (some mobile homes have no sheathing under the metal roof)
• Tie-down strap and anchor condition for the new roof weight
• Existing roof slope against the 3:12, 1/2:12 and 1/4:12 metal thresholds and the 2:12 shingle minimum
• Wall plate connection (where the roof rests on the wall framing)

HomeGuide puts a roof inspection at $100 to $400; a structural engineer’s letter is billed separately where the jurisdiction or park requires one. Ask whether the contractor’s estimate includes the inspection (see our roofing estimate breakdown guide).

Insurance carrier roof age cutoffs

Roof age and condition shape mobile home coverage the same way they shape site-built coverage. The Insurance Information Institute notes that policies typically cover roof damage from a covered peril such as wind, hail or falling trees, that some insurers require older roofs to pass an inspection or decline to write new policies on them, and that some cover an older roof only at actual cash value (ACV) rather than replacement cost value (RCV). Specialty manufactured-home carriers such as Foremost and American Modern set their own age rules, so ask before you choose a product.

If your roof is…	Ask your carrier	Why it matters
Original metal, never replaced	Will you renew, and at RCV or ACV?	Some insurers decline or limit older roofs (III)
Coated, original metal underneath	Does a coating change the roof age you use?	A coating does not change the original install year
Shingles, any age	At what age does the roof switch to ACV?	ACV payouts subtract depreciation (III)
New metal roof-over	Is there a credit for a new or impact-rated roof?	Get the credit and the roof-age rule in writing

Metal roof-overs and new membranes give the carrier a new install date to rate; a coating does not. Verify with your specific carrier before buying.

Permits and code

Coating-only jobs usually do not require a permit. Structural roof-overs (metal, shingles, TPO with rigid insulation) usually do, because they change the weight and wind profile of the home; in some states the manufactured-housing agency, not the city, issues that permit.

HomeGuide puts a roofing permit at $70 to $250 when the work covers more than 100 square feet or 25% of the roof. Skipping a required permit can complicate an insurance claim tied to roof damage and can surface at a sale or refinance. If your home sits in a park, the park may have its own roof replacement rules layered on top of municipal code.

DIY: what’s realistic and what isn’t

Liquid coatings are a legitimate DIY product: pressure-wash, prep, seam reinforcement, two coats, with acrylic pails at $79 to $110 and silicone near $210 per 4.75 gallons (October 2026 listings). HomeGuide prices DIY roof-over kits, usually metal, rubber or TPO, at $800 to $2,900. Time investment for a coating is a full weekend.

Metal panel replacement (especially screw-down corrugated) is technically DIY-able but hard on a raised mobile home because of height, panel handling, and seating hundreds of gasketed screws without over-driving them. On a roof under 3:12, every lap also needs sealant tape to meet IRC R905.10.2. HomeGuide puts installation labor at $1.00 to $3.50 per square foot, or $900 to $3,150 on a 900 sq ft single-wide, which is the most a DIY job can save.

Shingle replacement and standing-seam installation are not realistic DIY projects on a mobile home in 2026. Pay a contractor.

For broader DIY repair guidance, see our how to fix a roof leak guide.

Hidden cost adders

• Soft spots and deck replacement: HomeGuide prices decking or sheathing replacement at $2 to $5 per square foot installed ($64 to $160 per 4×8 sheet).
• Vent replacement: HomeGuide puts a roof vent at $200 to $700 installed and a cracked pipe boot at $250 to $600.
• Skylight leak repair: $225 to $800 per HomeGuide; full replacement $800 to $2,400.
• New tie-down straps or anchors (if weight increases): quoted separately by an installer licensed in your state.
• Gutter replacement: aluminum K-style runs $6 to $12 per linear foot installed per HomeGuide, and HomeWyse puts seamless gutter installation at $6.29 to $10.45 per linear foot (May 2026).
• Underlayment: $0.75 to $4.00 per square foot installed per HomeGuide.

Get itemized estimates that name these line items, including a per-sheet decking price. The bid to be wary of is a low headline quote with no decking or per-sheet line, which can grow once the old roof is opened.

Choosing the right product for your situation

If your roof…	Choose	Threshold or rule
Slope under 1/2:12	Standing seam, TPO or EPDM	Lapped metal needs 1/2:12 with sealant; standing seam 1/4:12 (IRC R905.10.2)
Slope 1/2:12 to under 2:12	Standing seam, or R-panel with lap sealant	Shingles need 2:12 minimum (IRC R905.2.2)
Slope 2:12 to under 4:12, wood deck present	Shingles with double underlayment, or metal	Double underlayment required below 4:12 (IRC R905.2.2)
Original metal leaking at seams, keeping home under 7 years	Silicone or acrylic coating	Coating over metal panels allowed without tear-off (IRC R908)
Already has two roof layers	Tear-off before a new covering	No recover over two or more applications (IRC R908)
North roof load zone (40 psf) and adding weight	Framing check before ordering	Zone on the data plate (24 CFR 3280.305)

Three scenarios cover most homeowners:

Scenario 1: You’re keeping the home 3 to 7 years, original metal roof is leaking. Get a silicone or acrylic coating rated for metal roofs, such as Henry 887 or 587. Cost: $1,500 to $3,000. Buys you time until sale.

Scenario 2: You’re keeping the home 8 to 20 years, structure is sound. Standing-seam metal roof-over, legal down to 1/4:12. Cost: $5,000 to $13,000 by our estimate. A 30 to 80 year material life per HomeGuide outlasts most ownership periods.

Scenario 3: You’re keeping the home indefinitely, double-wide with conventional pitch. Either standing-seam metal or architectural shingles, if the slope is at least 2:12 (4:12 for single underlayment). The choice depends on looks and your local climate. Both run $7,000 to $14,000 installed by our estimate.

Frequently asked questions

What is the average cost to replace a mobile home roof?

HomeGuide puts mobile home roof replacement at $3 to $8 per square foot installed, or $1,500 to $9,600 for a single-wide and $3,000 to $16,000 for a double-wide, with a roof-over at $1,000 to $4,500. A 16×80 home (1,280 sq ft) runs $3,800 to $10,200 in its size table.

Is it cheaper to coat or replace a mobile home roof?

Coating is far cheaper upfront, about $1,500 to $3,000 against $5,000 to $14,000 for replacement by our estimate, but buys 5 to 10 years. If you keep the home 20 years, a metal roof-over avoids two or three coating cycles at $1,500 or more each.

Can I put shingles over my mobile home metal roof?

Only if the slope is at least 2:12 (IRC R905.2.2), there is a wood deck to nail into (R905.2.1), and the framing can carry the weight for the roof load zone on the data plate. Most low-slope single-wides fail the slope test, and HomeGuide notes most contractors do not recommend shingles for flat mobile home roof-overs.

How long does a rubber-coated mobile home roof actually last?

About 5 to 10 years before recoating, by our estimate. Warranties run longer on paper: Henry 587 Dura-Brite acrylic carries a 10-year limited warranty per Arbor’s listing, and Henry 887 Tropi-Cool silicone a lifetime limited warranty per Henry. None of them is a permanent roof.

Will insurance cover my mobile home roof replacement?

Only if the damage is from a covered peril such as wind, hail or a falling tree, per the Insurance Information Institute, and the policy terms for your roof’s age apply. Some insurers limit older roofs to actual cash value. Wear and tear is not covered. Document storm damage with photos and the date before any temporary repair.

Do I need a permit to coat my mobile home roof?

Usually no for coatings alone. Structural roof-overs (metal, shingles, TPO) usually need one; HomeGuide puts a roofing permit at $70 to $250. Park-owned communities may have additional rules, so check with the permit office and the park before you start.

Bottom line

Mobile home roof replacement cost in 2026 runs $3 to $8 per square foot per HomeGuide, from about $1,500 for a single-wide coating to $16,000 for a double-wide replacement. Read the data plate first: its roof load zone (20, 30 or 40 psf) and wind zone set what the framing can carry. Coatings are a maintenance layer that need redoing every 5 to 10 years. A standing-seam roof-over is legal down to 1/4:12 and can go over the existing metal roof, which is why it suits low-slope single-wides; shingles need at least 2:12 and a deck. Get itemized estimates with a per-sheet decking price, confirm how your insurer rates the new roof, and pull a permit on any structural roof-over. Ask contractors for mobile home references specifically.