System-by-system pricing
TPO dominates new flat-roof installs at $6-$12 per square foot with strong reflectivity for Texas cooling loads. EPDM rubber runs similar but absorbs heat in black finishes. PVC costs slightly more and excels around restaurant grease exhaust. Modified bitumen multilayer systems run $8-$16. Metal retrofits top the range but outlast everything.
The variables that move commercial bids
Tear-off versus overlay, insulation R-value requirements under current energy code, deck condition, rooftop unit count (every penetration is flashed), height and access logistics, and whether the building must stay open during work. Two identical-size buildings can bid 40% apart on these factors alone.
Restoration: the option nobody mentions
If the membrane is tired but the assembly is dry, a silicone or acrylic restoration coating at $3-$6 per square foot buys 10-15 warrantied years at a third of replacement cost — and it is typically a maintenance expense rather than a capital one. Trophy evaluates restoration eligibility on every commercial assessment, free.
Frequently asked questions
How long does a TPO roof last?
20-30 years for quality 60-80 mil membrane properly installed and maintained — annual inspections extend the high end.
Can you replace a commercial roof while the building operates?
Usually yes — sections are phased, odors and noise scheduled around business hours, and interior protection installed where needed.
Is commercial roof replacement tax deductible?
Under current Section 179 rules many commercial roof replacements can be expensed in year one — confirm specifics with your CPA.
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