Commercial roofing: compare independent commercial roofers near you

What we do for commercial property owners and managers

We match building owners, property managers and facility teams with independent commercial roofing contractors who serve their area, for free. You describe the building and the problem, and we pass the request to up to four independent contractors so you can compare inspections, scopes and prices. We are an advertising and matching service: we don't sell roofs, inspect buildings or do roofing work ourselves. We do not check a contractor's license for you. Verify the license, insurance and references before you sign.

Commercial roofing jobs range from a single leak over a tenant's suite to a full tear-off on a distribution center. Start with the right page for your job: commercial roof repair for leaks and damage, commercial roof replacement costs for budgeting a new system, or our TPO roofing guide if you are weighing a TPO membrane.

Commercial roof systems compared

Most commercial roofs are low-slope, and the system on them determines cost, lifespan and who can work on it. The table below compares the common options by typical service life and best use.

Service-life ranges compiled from published 2026 industry data and manufacturer literature. Drainage, foot traffic, climate, installation quality and maintenance decide where a roof lands in its range.

Single-ply membranes come in set thicknesses: TPO in 45, 60 and 80 mil, EPDM in 45 to 90 mil and PVC in 50 to 80 mil, according to manufacturer specifications. Thicker sheets cost more and qualify for longer warranties. PVC is the membrane manufacturers point to when grease or chemicals reach the roof, such as around restaurant exhaust fans. For pricing by system, see the commercial roof replacement cost table; for smaller residential low-slope roofs, see flat roof replacement cost.

What commercial roofing costs

A full commercial roof replacement typically costs about $7 to $12 per square foot for single-ply systems such as TPO and EPDM, which is roughly $70,000 to $120,000 for a 10,000 sq ft roof. PVC costs more, standing seam metal runs about $12 to $25 per square foot, and a single repair usually costs a few hundred to a few thousand dollars.

Bids on the same building can still differ widely, because the price depends on how many old layers come off, how much insulation the energy code requires, how many rooftop units and drains need flashing, and which warranty you ask for. Our replacement cost guide breaks these factors down, and the repair guide lists typical prices by repair type.

Repair, restore or replace?

Repair when the damage is local, restore with a coating when the roof is sound but worn, and replace when moisture or age has spread through the system. The deciding facts are how much of the roof is wet, how old it is and how often it has leaked.

• Repair fits isolated leaks: a puncture, a failed seam, loose flashing at a rooftop unit or a clogged drain. Most single repairs cost hundreds to a few thousand dollars. See commercial roof repair costs.
• Restore means cleaning, repairing and coating a roof that is still dry and attached. A commercial coating system typically costs about $2 to $6 per square foot and can add 10 to 20 years, depending on coating thickness. Our roof restoration cost guide covers coatings in more detail.
• Replace when insulation is widely wet, the membrane is brittle or shrinking, or repairs keep coming back. Single-ply replacements usually run about $7 to $12 per square foot.

Before choosing, ask for a moisture survey on an older roof or any roof with a history of leaks. Infrared scans (the method in ASTM C1153), nuclear gauges or capacitance meters map wet insulation, and core cuts confirm the readings. Coating or re-covering over wet insulation traps the water, and the International Building Code does not allow a new roof over a water-soaked one.

How to choose a commercial roofing contractor

Choose a contractor that is licensed where your building is, carries the right insurance, is approved by the manufacturer whose warranty you want, runs a real safety program and puts the full scope in writing. Check each point before you compare prices.

• State or local license. Rules vary. California requires a contractor's license, such as the C-39 roofing classification, for jobs of $1,000 or more or any job needing a permit, and Florida requires roofing contractors to be state certified or registered. Other states license roofers locally or not at all. Our roofers near me directory covers each state.
• Insurance. Get a certificate of insurance showing general liability and workers' compensation, with limits that meet your lender's, insurer's or management agreement's requirements, and ask to be named as an additional insured.
• Manufacturer approval. Manufacturer system (NDL) warranties are issued only when an approved or licensed applicator installs the system and the manufacturer inspects it. Ask which manufacturers the contractor is approved with, and confirm it with the manufacturer.
• Safety program. Federal OSHA rules require fall protection for roofing work on low-slope roofs with unprotected edges 6 feet or more above a lower level. Ask for the written fall-protection plan and how the crew will protect tenants and the public.
• References. Ask for two or three recent jobs on similar buildings with the same system, and call the owners or managers.
• Written scope. The bid should name the membrane, thickness and attachment method, insulation R-value and cover board, tear-off or recover, flashings, edge metal and drains, the warranty type and term, permits, schedule and unit prices for surprises such as wet insulation or deck replacement.

Commercial roof warranties: manufacturer vs workmanship

A commercial roof usually carries two warranties: one from the manufacturer covering the materials or the whole system, and one from the contractor covering installation errors. The strongest manufacturer coverage is the "No Dollar Limit" (NDL) system warranty, which pays to repair covered leaks without a dollar cap for terms of up to 30 years on qualifying assemblies.

NDL warranties come with conditions. The system must be installed by an applicator the manufacturer has approved, the manufacturer inspects the finished roof before issuing it, and the owner has duties too: reasonable maintenance, prompt leak notice (one major manufacturer's warranty requires notice within 30 days) and approval before anyone adds solar panels, equipment or new penetrations. Repairs by an unapproved roofer can void it. Ask for a sample warranty with every bid, and compare the contractor's workmanship term in writing.

Inspections and maintenance programs

Inspect a commercial roof at least twice a year, in spring and fall, and after every major storm. That is the recommendation of the National Roofing Contractors Association (NRCA), and it catches small problems before they soak the insulation.

A good inspection covers drains, scuppers and gutters, seams and laps, flashings at walls, curbs and pipes, edge metal, signs of ponding and any punctures from foot traffic or dropped tools, with a dated photo report. Many owners pair inspections with a maintenance program: clearing drains, resealing small defects and keeping a log that supports warranty claims. For general inspection questions, see our roof inspection guide; after hail or wind, see storm damage repair.

Roofing for every type of commercial building

The building type changes the roof, the schedule and who has to sign off. What to plan for on each:

• Retail and restaurants: rooftop HVAC, signage and grease exhaust, with work scheduled around opening hours.
• Offices: occupied floors below, so staging, noise and protecting air intakes matter as much as the membrane.
• Warehouses and industrial buildings: large areas where the per-square-foot price drops with scale and metal or mechanically attached single-ply is common.
• Multifamily buildings: low-slope roofs over residents, where leaks become tenant complaints fast.
• Churches: a steep-slope sanctuary can sit next to low-slope additions, so one contractor may need to handle both.
• Schools: work squeezed into breaks, often with formal bid and insurance requirements.

If you are a roofing contractor rather than a property owner, see how we sell commercial and residential roofing leads.