Commercial Roofing Replacement

The quality and longevity of your commercial building roof are crucial.

Your roof helps your operating costs stay low by controlling energy use and efficiency. It also protects your building from the environmental dangers which weather and age can present.

Even the highest-quality roofing system will eventually need replacement. If a recent inspection has found evidence of any of these issues it may be time to replace your roof.

Water infiltration
Damage to the interior or exterior of the building
Roof membrane damage
Movement
Uplift
Deck and structural issues

Commercial Roofing Materials

We work with our customers to educate them about the many types of commercial roofing materials available. We offer many options to meet your specific needs and budgets. Click on any of these material types to learn more.

Midwest Roofing excels in commercial roofing replacement, offering superior quality and reliability in every project. Our expert team of contractors promises efficient, precise commercial roof replacement that enhances durability and performance. You can trust Midwest Roofing for professional, customer-focused services that not only safeguard your business but also deliver peace of mind.

Modified Bitumen

An extension of asphalt roofing, modified bitumen offers excellent weather resistance and increased durability. There are two main types of modified bitumen:

- SBS (Styrene Butadiene Styrene) is a thermoplastic elastomer, has excellent abrasion and aging stability when blended with bitumen.
- APP (Actic Polypropylene) is a waterproofing membrane that provides superior tensile strength while maintaining flexibility even in cold environments.

However, advances in materials and manufacturing offer better, safer, and more affordable options. While we still offer modified bitumen as an option, we’re doing fewer replacements.

EPDM (Ethylene Propylene Diene Terpolymer)

This extremely durable synthetic rubber roofing membrane is widely used in low-slope buildings in the U.S. It’s two primary ingredients are derived from oil and natural gas. EPDM is available in both black and white, in a wide range of widths from 7.5 feet to fifty feet and two thicknesses. This has been a popular material for the past 20 years. It’s a flexible material which easily expands and contracts as the temperature changes. EPDM has one of the longest average service lives in the industry.

TPO (Thermoplastic Polyolefin)

TPO roofing is one of the fastest-growing roofing materials for commercial flat roof installations. This thin material is gaining in popularity among building owners looking for a durable, reflective roof. They want something known for being energy-efficient and also affordable. TPO is a single-ply roofing membrane, whose name is a little bit misleading as it is actually one of a few different types of rubber. Typically it is made using a blend of polypropylene and ethylene-propylene rubber. TPO roofing systems are a great choice for your new or replacement roof.

Standing Seam Metal Roofing

Standing Seam roofing is a metal system with raised interlocking seams which join the panels. Because it is made out of metal, they offer great protection and durability. Metal roofing can contribute to the overall aesthetic appearance of a building. Midwest Roofing is a McElroy certified watertight contractor and we feature a large selection of industry-leading McElroy metal roofing products.

Why Choose Midwest Roofing For Your Next Project

We provide our customers with a high-definition digital-analysis of their current roof. At Midwest Roofing we understand every business has specific needs when it comes to installing a new roof. This is why we walk through each project with our customers and give them a breakdown of all their options. Our professional roofing experts are always ready to help you determine which roofing system best meets your specific needs and budget. If you’re considering a new roofing system contact us today!

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Commercial Roofing FAQ

How do I know when it's time to replace my commercial roof?

Signs include persistent leaks, visible damage such as cracks or blisters, increased energy costs (indicative of poor insulation), and age beyond the roof’s expected lifespan.

Should I repair or replace my commercial roof?

Use this quick rule of thumb: repair commercial roof if leaks are isolated to flashing/penetrations, insulation tests dry, the roof isn’t near end-of-life, and the next 2–3 years of fixes will cost <30% of a full replacement. Replace if leaks are widespread or recurring, insulation is wet, there’s severe ponding/blistering, you’re at/near warranty end, or code limits (e.g., too many layers) require tear-off. First step: get a condition assessment (core cuts or infrared), then compare side-by-side bids for repair vs. replacement including warranty length and energy/code upgrades.

What are common commercial roofing types?

Here’s a quick cheat-sheet of common commercial roof types, grouped by slope:

Low-slope / “flat” roofs (≤ 3:12)

BUR (Built-Up Roof) – Layers of asphalt/tar and felt with gravel cap. Tough, good puncture resistance; heavier, harder leak tracing. (~20–30 yr)
Modified Bitumen (SBS/APP) – Asphalt sheets with modifiers; torch, hot-mop, or self-adhered. Durable seams, good for foot traffic. (~20–30 yr)
TPO single-ply (45–80 mil) – Heat-welded seams, white/cool, budget-friendly. Watch weld quality/details. (~15–30 yr)
PVC single-ply (50–80 mil) – Heat-welded, very chemical/grease resistant (restaurants). Potential plasticizer loss in cheap products. (~20–30 yr)
EPDM single-ply (45–90 mil) – Rubber sheets, taped seams, black or white. Long track record, great flexibility. (~25–30+ yr)
SPF (Spray Polyurethane Foam) + coating – Seamless, high R-value (~6–7/in). Excellent for odd shapes; needs periodic re-coats. (membrane can last decades with maintenance)
Fluid-applied coatings (silicone/acrylic/urethane) – Restores aged roofs, seals seams/pinholes. Best for extending life, not full tear-offs. (+10–20 yr, system-dependent)
PMR/Inverted roofs – Membrane under insulation/pavers. Great durability, UV protected; heavier, higher first cost.

Metal roofs (low- to steep-slope)

Standing seam (concealed fasteners) – Long life, low maintenance, great for retrofits. (~40–60 yr)
R-panel/corrugated (exposed fasteners) – Economical, faster install; requires periodic fastener/gasket maintenance. (~25–40 yr)

Steep-slope options (> 3:12) sometimes used on commercial

Asphalt shingles – Cost-effective for small buildings. (~20–30 yr)
Concrete/clay tile, slate, metal shingles – Premium look, heavy (tile/slate), long life. (~40–100+ yr depending on material)

What are the most durable materials for commercial roofing?

Choices vary by climate and building design but commonly include metal, built-up roofing (BUR), thermoset (EPDM) roof membrane, thermoplastic (PVC and TPO) roof membrane, and modified bitumen.

How much will a commercial roof replacement cost?

Costs depend on factors like roof size, material choice, removal of the old roof, installation complexity, and geographic location. It’s best to obtain detailed estimates from reputable contractors.

How long will the roof replacement process take?

This can vary widely based on the scope of the project, but typically it ranges from a few days to several weeks. Factors such as weather conditions, building access, and the complexity of the installation play a significant role.

Can I just overlay the new roof on the old one?

While overlaying can be less expensive and less disruptive, it’s not always advisable as it can add excessive weight to the structure and mask underlying problems. Local building codes and the roof’s condition must be considered.

What warranty options are available for commercial roofs?

Warranty terms can vary based on the roofing material and manufacturer. Typically, there are warranties for materials provided by the manufacturer and workmanship warranties from the contractor. Understand what each type covers and any actions that could void the warranty.

Do I need to close my business during replacement?

Many roofing contractors can work without requiring a business closure, especially if there is no major structural work involved. Discuss this with your contractor to plan accordingly.

What should I look for in a roofing contractor?

Ensure the contractor is licensed, insured, and experienced in commercial roofing. Check references and past project reviews to gauge reliability and quality of work.

How can I ensure the new roof will be energy efficient?

Opt for materials and coatings that enhance energy efficiency, such as reflective coatings or insulation upgrades. Discuss energy-efficient options like cool roofing materials with your contractor.

How can maintenance extend the life of my new roof?

Regular maintenance includes clearing debris, routine inspections, promptly repairing minor issues, and ensuring drainage systems are clean and functional. Establishing a maintenance schedule with your contractor can help maximize your roof’s lifespan.