The roof is one of the most critical components of any commercial building. Commercial roof types provide protection against the elements, help regulate indoor temperatures, and play a crucial role in the overall structural integrity of the establishment.
However, not all commercial roofs are created equal. There are various roof types, each with its own set of advantages and disadvantages. But out of all the commercial building roof types, how do you choose which one is right for you?
In this comprehensive guide, we will explore:
- The differences between flat and sloped roofs
- Signs that indicate it’s time to replace your commercial roof
- Detailed explanations of different commercial roof materials, with pros and cons
- Updated cost estimates for installing new commercial roofs
Flat vs. Sloped Roofs
Before diving into specific commercial roof types, it’s helpful to understand the fundamental difference between flat and sloped systems.
Flat Roofs
Flat roofs, also known as low-slope roofs, feature a nearly horizontal surface and are common in warehouses, retail centers, and office buildings. They are practical because they can house HVAC units, solar panels, or satellite systems. Flat roofs are typically less expensive to install upfront but require proper drainage solutions. Without adequate slope or drainage systems, ponding water can cause leaks and structural damage.
Common flat roof materials include: built-up roofing (BUR), modified bitumen, EPDM (ethylene propylene diene monomer), and TPO (thermoplastic olefin).
Sloped Roofs
Sloped roofs feature a noticeable pitch, allowing rainwater and snow to run off naturally. They are often chosen for aesthetics, as they can add architectural character to a commercial property like a church, apartment complex, or retail center.
Sloped roofs generally last longer and require less frequent maintenance, though they may cost more initially.
Common sloped roof materials include: asphalt shingles, metal, tile, and wood shakes.
Signs You May Need to Replace Your Commercial Roof
Maintaining the integrity of your roof is vital for the long-term health of your building. Look for these red flags:
- Age: Most commercial roofs last 20–30 years depending on material.
- Leaks: Persistent leaks suggest compromised membranes.
- Visible Damage: Cracks, blisters, or punctures signal deterioration.
- Water Ponding: Chronic standing water weakens flat roofing systems.
- Energy Efficiency Decline: A sudden increase in heating/cooling bills points to poor insulation.
- Interior Damage: Stains, mold, or sagging ceiling tiles are evidence of roof leaks.
- Frequent Repairs: Constant patchwork often costs more long term than full replacement.
7 Different Commercial Roof Types
Here’s a deeper look at the most common commercial building roof types, their uses, and their strengths and weaknesses.
1) Built-Up Roofing (BUR)
Built-up roofing (often called tar-and-gravel) is one of the oldest commercial roof materials, consisting of alternating layers of asphalt and reinforcing fabric topped with gravel or a reflective coating. The multiple layers create a dense, watertight barrier.
Best Uses: Warehouses, manufacturing facilities, and flat-roofed office buildings where long-term durability and fire resistance are priorities.
✅ Pros:
- Proven track record with decades of reliable use on commercial roofs.
- Multi-layer system provides redundancy against leaks.
- Excellent UV protection and insulation when topped with gravel or reflective coatings.
- Fire-resistant and able to withstand foot traffic.
❌ Cons:
- Very heavy — requires a strong structural deck.
- Labor-intensive installation makes it slower and more disruptive.
- Fumes and hot asphalt can be unpleasant during installation.
- Repairs often require skilled professionals and may be costly.
Lifespan: 20–30 years with proper maintenance.
2) Modified Bitumen Roofing
Modified bitumen is an asphalt-based system reinforced with polyester or fiberglass, designed to improve flexibility. It’s installed in sheets using torch-applied, cold adhesive, or self-adhering methods.
Best Uses: Low-slope commercial buildings like retail centers, schools, and strip malls.
✅ Pros:
- Flexible material expands and contracts with temperature swings.
- Resists hail, punctures, and moderate foot traffic.
- Easy to install, repair, and maintain.
- Available with reflective coatings for energy savings.
❌ Cons:
- Shorter lifespan compared to other commercial roof materials (15–20 years).
- Seams can be vulnerable if improperly installed.
- Susceptible to punctures from debris or heavy equipment.
Lifespan: 15–20 years, though reinforced membranes can last longer.
3) EPDM Roofing (Rubber Roof)
EPDM is a single-ply synthetic rubber membrane available in large rolls, making installation efficient. It is black by default but can be coated white for energy efficiency.
Best Uses: Large commercial roofs like warehouses, office complexes, and distribution centers.
✅ Pros:
- Excellent durability with lifespans of 25–30 years.
- Lightweight material that requires minimal structural reinforcement.
- Highly resistant to UV rays, ozone, and extreme temperatures.
- One of the most cost-effective long-term options for commercial roofs.
- Easy to repair with patches or adhesives.
❌ Cons:
- Black surface absorbs heat, which can raise cooling costs unless coated.
- Vulnerable to punctures from sharp objects, tools, or heavy foot traffic.
- Seams require careful installation to prevent peeling or leaks.
Lifespan: 25–30 years with regular inspections and care.
4) TPO Roofing (Thermoplastic Olefin)
TPO is a single-ply roofing membrane that has gained popularity for its energy efficiency and affordability. Its white surface reflects UV rays, keeping commercial buildings cooler.
Best Uses: Restaurants, offices, and commercial buildings in warmer climates that benefit from energy-efficient roofing.
✅ Pros:
- Reflective surface reduces energy bills in hot regions.
- Resists mold, dirt, and algae growth.
- Lightweight and easy to install compared to multi-layer systems.
- Heat-welded seams are stronger than glued or taped seams.
❌ Cons:
- Lifespan is shorter than EPDM or metal (15–25 years).
- Newer product compared to BUR or EPDM, so long-term track record is still developing.
- Can puncture more easily than thicker commercial roof materials.
Lifespan: 15–25 years with proper care.
5) Metal Roofing
Metal roofs are one of the most versatile commercial roof materials, available in standing seam panels, corrugated sheets, or metal shingles. They’re suitable for both sloped and low-slope commercial roofs.
Best Uses: Retail plazas, modern office buildings, warehouses, and facilities seeking longevity and energy efficiency.
✅ Pros:
- Exceptional durability — often lasts 40–60 years.
- Withstands extreme weather (hail, wind, fire).
- Energy-efficient due to reflective coatings and cool roof finishes.
- Recyclable material, making it eco-friendly.
- Wide range of finishes, styles, and colors.
❌ Cons:
- High upfront cost compared to other roof types.
- Expansion and contraction with temperature changes may cause noise or fastener wear.
- Requires professional installation for watertight results.
- Condensation issues possible without proper insulation.
Lifespan: 40–60 years or more with maintenance.
6) Asphalt Shingles
Though mostly used in residential roofing, asphalt shingles remain an option for small commercial buildings with pitched roofs, such as offices, churches, or retail shops.
Best Uses: Smaller commercial properties with sloped roofs seeking affordability.
✅ Pros:
- Cost-effective compared to other commercial roof types.
- Easy to repair or replace individual shingles.
- Available in many styles and colors for curb appeal.
- Quick installation with lower labor costs.
❌ Cons:
- Shorter lifespan of 15–25 years.
- Vulnerable to wind uplift, hail, and extreme temperature swings.
- Requires more frequent maintenance than higher-end commercial roof materials.
- Not suitable for flat or low-slope commercial roofs.
Lifespan: 15–25 years depending on climate and maintenance.
7) Tile Roofing
Tile roofing, made of clay or concrete, offers unmatched durability and a premium aesthetic. It’s less common on commercial roofs but highly valued for architectural properties like hotels, restaurants, and historic buildings.
Best Uses: Upscale commercial buildings, resorts, and properties emphasizing design appeal.
✅ Pros:
- Exceptional longevity — can last 50–75 years.
- Naturally resistant to fire, rot, and insects.
- Provides excellent thermal insulation.
- Distinctive and timeless aesthetic.
❌ Cons:
- Very heavy — requires reinforced structural support.
- High upfront cost for both material and labor.
- Fragile under impact, making repairs more difficult.
- Long installation times compared to other roof types.
Lifespan: 50+ years with proper care.
Costs Of Installing Commercial Roofing Systems
The cost of commercial roofs in 2025 depends on material, roof size, and labor. Here are current average ranges per square foot:
- Built-Up Roofing (BUR): $6 – $12
- Modified Bitumen: $5 – $10
- EPDM Roofing: $6 – $11
- TPO Roofing: $6 – $12
- Metal Roofing: $9 – $18
- Asphalt Shingles: $3 – $7
- Tile Roofing: $12 – $25+
Keep in mind that local labor rates, roof complexity, and tear-off requirements can impact the final price. Always request multiple quotes from trusted contractors for an accurate estimate.
Learn More About Commercial Roofing Materials
Choosing the right roofing system is one of the most important investments for any commercial property. By understanding the differences between flat and sloped roofs, reviewing signs of replacement, and carefully weighing the pros and cons of each option, you can select the best fit for your building’s needs.
At Johnson Restoration, we specialize in installing, maintaining, and repairing all major commercial building roof types. Whether you’re comparing EPDM, TPO, or metal roofing, our team can help you select the best commercial roof materials for your budget and performance needs.
Got questions? Johnson Restoration has answers. Contact us today to learn more about commercial roofs and schedule your professional consultation.
