Choosing the right roofing system for your commercial building is one of the most critical decisions you’ll make as a property owner or manager. Unlike residential roofs, commercial roofing involves larger surface areas, different materials, and unique installation requirements.
If you’re searching for a commercial roofer near me to help with a new installation or replacement, understanding the various roofing systems available will help you make an informed decision that protects your investment for years to come.
This guide breaks down the most common commercial roofing systems, their benefits, drawbacks, and ideal applications.
Built-Up Roofing (BUR)
What It Is
Built-up roofing, often called “tar and gravel” roofing, is one of the oldest and most reliable commercial roofing systems. It consists of multiple layers of bitumen (asphalt or coal tar) alternated with reinforcing fabrics, topped with an aggregate surface like gravel or mineral granules.
Key Benefits
Durability: BUR systems can last 15-30 years with proper maintenance. The multiple layers provide excellent protection against weather and foot traffic.
Fire resistance: The gravel top layer offers superior fire protection, making it ideal for buildings with rooftop equipment that could pose fire risks.
Cost-effective: While installation costs are moderate, the long lifespan makes BUR economical over time.
Drawbacks
Heavy weight: Multiple layers make BUR one of the heaviest roofing systems, requiring strong structural support.
Installation time: The multi-layer application process takes longer than single-ply systems.
Odor during installation: Hot asphalt produces strong fumes that may disrupt building occupants.
Best For
Industrial buildings, warehouses, and structures with rooftop equipment needing a durable, walkable surface.
Modified Bitumen Roofing
What It Is
Modified bitumen is an evolution of built-up roofing that incorporates polymer-modified asphalt with reinforcing fabrics. It typically comes in rolls that are either torch-applied, cold-applied, or self-adhered.
Key Benefits
Enhanced flexibility: Polymer modification makes it more resistant to cracking in temperature fluctuations.
Easier repairs: Damaged sections can be patched relatively easily compared to other systems.
Multiple installation methods: Choose torch-applied for maximum adhesion, cold-applied for safer installation, or self-adhered for minimal equipment needs.
Drawbacks
Moderate lifespan: Generally lasts 10-20 years, shorter than some alternatives.
Dark color absorption: Black surfaces absorb heat, potentially increasing cooling costs unless coated with reflective materials.
Torch application risks: Open flame installation requires experienced professionals and strict safety protocols.
Best For
Buildings needing a flexible, durable system with easier maintenance than traditional BUR, particularly in areas with temperature extremes.
Single-Ply Membrane Systems
Single-ply membranes are among the most popular modern commercial roofing solutions. They come in two main varieties: thermoset (EPDM) and thermoplastic (TPO and PVC).
EPDM (Ethylene Propylene Diene Monomer)
What it is: A synthetic rubber membrane that comes in black or white sheets, typically 10-20 feet wide.
Key benefits: Exceptional durability (30+ years), excellent weather resistance, cost-effective, easy to install and repair, and proven performance record spanning decades.
Drawbacks: Seams are vulnerable points requiring careful installation, dark EPDM absorbs heat (though white options are available), and punctures from sharp objects need immediate attention.
Best for: Budget-conscious projects prioritizing longevity and reliability over aesthetics.
TPO (Thermoplastic Polyolefin)
What it is: A single-ply white membrane with heat-welded seams, combining the benefits of EPDM and PVC.
Key benefits: Heat-welded seams are stronger than glued seams, white surface reflects sunlight to reduce cooling costs, resistant to UV radiation and chemical exposure, and more affordable than PVC.
Drawbacks: Relatively newer technology with less long-term performance data, formulation variations between manufacturers affect quality, and typically lasts 15-20 years.
Best for: Energy-efficient buildings in hot climates where cooling cost reduction is a priority.
PVC (Polyvinyl Chloride)
What it is: A thermoplastic membrane known for durability and chemical resistance, with heat-welded seams.
Key benefits: Excellent chemical resistance for buildings with rooftop exhaust, strong heat-welded seams that resist leaks, fire-resistant properties, and a lifespan of 20-30 years.
Drawbacks: Higher material costs than EPDM or TPO, plasticizers can become brittle over time if of low quality, and require professional installation for proper seam welding.
Best for: Restaurants, laboratories, or industrial facilities with grease or chemical exposure.
Metal Roofing
What It Is
Metal roofing includes standing seam, corrugated panels, and metal shingles made from steel, aluminum, copper, or zinc.
Key Benefits
Exceptional longevity: Metal roofs can last 40-70 years, depending on the material.
Energy efficiency: Reflective coatings deflect solar heat, significantly reducing cooling costs.
Low maintenance: Requires minimal upkeep compared to other systems.
Sustainability: Fully recyclable atthe end of life, often containing recycled content.
Drawbacks
Higher initial cost: Premium materials and specialized installation increase upfront investment.
Noise: Rain and hail create more noise than membrane systems unless additional insulation is installed.
Expansion and contraction: Temperature changes cause metal to expand and contract, requiring proper fastening systems.
Best For
Buildings prioritizing long-term value, sustainability, and minimal maintenance. Excellent for modern commercial buildings and those seeking LEED certification.
Spray Polyurethane Foam (SPF)
What It Is
SPF roofing involves spraying liquid polyurethane foam that expands and hardens into a solid, seamless layer, then coating it with an elastomeric protective layer.
Key Benefits
Seamless application: No seams means no vulnerable leak points.
Excellent insulation: Provides superior R-value, reducing energy costs dramatically.
Lightweight: Adds minimal structural load, ideal for buildings with weight restrictions.
Renewable: The protective coating can be reapplied to extend roof life indefinitely.
Drawbacks
Weather-dependent installation: Requires dry conditions and specific temperature ranges.
Regular recoating needed: Protective top coat needs renewal every 10-15 years.
Skilled application required: Proper installation is critical for performance.
Best For
Buildings needing enhanced insulation, irregular roof shapes, or facilities looking to maximize energy efficiency.
Green Roofing Systems
What It Is
Green roofs incorporate vegetation planted over a waterproofing membrane, drainage layer, and growing medium.
Key Benefits
Stormwater management: Absorbs rainwater, reducing runoff and drainage system strain.
Urban heat island reduction: Cools surrounding air through evapotranspiration.
Extended membrane life: Vegetation protects underlying waterproofing from UV and temperature extremes.
Aesthetic and environmental value: Creates green space, supports biodiversity, and may qualify for tax incentives.
Drawbacks
High installation cost: Most expensive commercial roofing option upfront.
Structural requirements: Requires significant load-bearing capacity.
Ongoing maintenance: Plants need watering, fertilizing, weeding, and periodic replacement.
Best For
Urban buildings pursuing LEED certification, properties with sustainability goals, or facilities seeking unique architectural features.
Choosing the Right System
Consider These Factors
Building use: Restaurants need chemical-resistant options; warehouses need durability and walkability.
Climate: Hot climates benefit from reflective systems; cold climates need flexibility to handle freeze-thaw cycles.
Budget: Balance initial costs against lifespan and maintenance expenses.
Structural capacity: Heavy systems require adequate load-bearing support.
Energy goals: Reflective and insulated systems reduce heating and cooling costs.
Maintenance capability: Some systems need regular attention; others are relatively hands-off.
Making Your Decision
The right commercial roofing system depends on your specific building requirements, budget, and long-term goals. While EPDM offers proven reliability at a lower cost, TPO provides energy savings in hot climates. Metal roofing delivers unmatched longevity, and SPF excels in insulation performance.
Consult with experienced commercial roofing professionals who can assess your building’s unique needs, local climate considerations, and structural capabilities. They’ll help you weigh initial investment against lifecycle costs, ensuring you choose a system that protects your property while meeting your financial and performance objectives.
Understanding these commercial roofing systems empowers you to have informed discussions with contractors and make decisions that serve your building well for decades to come.
