Commercial Roofing
Contractor Serving
South Florida

Commercial roof replacement in Florida typically ranges from about $25,000 to $250,000+, driven by square footage, material selection (TPO, PVC, modified bitumen, metal), structural deck repairs and insulation requirements. On an average 10,000 sq. ft. building, owners generally see total project investments between $50,000 and $120,000. These are planning ranges only — every roof is priced from an actual site assessment.

Replacement generally runs between $5.00 and $14.00 per square foot installed. Recover and coating projects can run lower, roughly $3.00–$6.00 per square foot, while complete tear-offs that require tapered insulation, wood deck or concrete repairs and high-wind mechanical fastening can reach the upper end of that range or above it.

A single-ply TPO system in Florida generally costs between $5.50 and $9.50 per square foot installed. Pricing varies with membrane thickness (45-mil, 60-mil or 80-mil), attachment method (mechanically attached versus fully adhered), and the thickness of the polyiso insulation board beneath it.

Usually $6.00 to $12.00 per square foot. The main drivers are whether the existing assembly must come off down to the structural deck, how much rotted decking or wet insulation has to be replaced, and municipal permitting plus any structural engineering required under local wind-load regulations.

Large price gaps almost always mean the proposals are not for the same work. Common differences: a complete tear-off with tapered insulation versus a cheaper overlay that leaves wet insulation in place; a 45-mil membrane instead of 60-mil or 80-mil; mechanical fastening versus more expensive low-noise adhered systems; and a short contractor patch warranty versus a long-term NDL manufacturer warranty.

Compare line by line: scope of work (tear-off depth versus overlay), exact materials and specs (membrane thickness, insulation density and R-value), attachment method (mechanically fastened versus fully adhered), warranty type (material-only versus full NDL manufacturer coverage), and whether permit fees and structural calculations are explicitly included.

Often, yes. If leaks are localized, the insulation underneath is dry and damage covers a limited share of the roof — commonly used as a rule of thumb at under about 25% of the surface — targeted repairs or a restoration coating are cost-effective options. Where water has saturated the insulation, or the roof has already been recovered once, a complete tear-off is generally the required path.

The clearest indicators are widespread leaks across multiple building zones, spongy walking surfaces from saturated insulation, severe seam failure or membrane cracking and shrinkage, standing water that remains 48+ hours after rain, and an assembly that already carries two roofing layers.

Under South Florida UV, heat cycling and tropical rain, typical service lives are: TPO 15–22 years; PVC 20–30 years; modified bitumen (2- or 3-ply) 15–20 years; architectural standing-seam metal 35–50+ years; fluid-applied silicone coatings 10–15 years and renewable. Actual life depends on installation quality, drainage and maintenance.

Yes, provided the substrate qualifies. If a moisture survey confirms the insulation is dry and the membrane is structurally sound, a high-solids silicone or polyurethane coating system can restore watertight integrity, add a renewable warranty term, and cost substantially less than a full tear-off.

It depends on how the building is used. Retail and offices: TPO or PVC single-ply for high solar reflectivity and heat-welded seams. Restaurants and food service: PVC, for chemical resistance against animal fats, greases and HVAC oils vented onto the roof. Industrial and heavy foot traffic: 2-ply modified bitumen or standing-seam metal for puncture resistance.

TPO and PVC single-ply membranes are widely considered the premier low-slope choices here. Both use heat-welded seams that fuse the sheet into one continuous membrane, both reflect solar heat to lower cooling loads, and both perform well against high-velocity hurricane winds when correctly specified and detailed.

TPO wins on energy efficiency and cost: a highly reflective surface that lowers tenant utility bills, plus smooth heat-welded seams. Modified bitumen wins on puncture resistance: its multi-ply asphalt composition takes maintenance foot traffic, falling debris and dropped tools far better than a single-ply sheet.

TPO is a polyolefin (rubber/plastic) blend; PVC is reinforced polyvinyl chloride. PVC resists oils, animal fats and chemicals, which is why it is the standard choice for restaurants and buildings with heavy exhaust hoods — TPO degrades under continuous oil exposure. PVC also contains plasticizers that keep it flexible longer, giving it a somewhat longer service life at a higher price.

Both are single-ply membranes but differ in material and seaming. TPO is a thermoplastic sheet, typically light-colored and reflective, with heat-welded seams. EPDM is a synthetic rubber membrane known for flexibility and low maintenance, with seams bonded by tape or adhesive. TPO’s reflectivity is often attractive in Florida heat; EPDM’s flexibility and simplicity suit other conditions well.

An asphalt-based sheet system reinforced with polymer modifiers and fabric, installed in multiple plies. The layered build gives redundant waterproofing and good puncture resistance, which is why it performs well on roofs with regular service traffic and many penetrations.

Built-Up Roofing (BUR) — often called hot asphalt or hot mop — is built on site from alternating layers of hot asphalt and reinforcing felts, finished with a surfacing layer. The result is a thick, multi-ply waterproof membrane with a long record on flat and low-slope commercial roofs. Hot mop is a method within BUR, not a separate system.

Mechanically attached 60-mil TPO or PVC over a tapered polyiso insulation system. It covers large areas at low weight, reflects solar radiation to keep unconditioned space cooler, and minimizes added load on long-span steel joists.

A fully adhered 60-mil TPO system, or a fluid-applied silicone/polyurethane coating on a sound existing roof. Fully adhered membranes avoid mechanical fasteners driven into tenant ceilings, which cuts noise during business hours and simplifies detailing around dense multi-tenant HVAC curbs.

The usual causes are penetration and flashing failures around HVAC units, pipes, vents and pitch pockets; seam separation as adhesives age or heat-welds open under thermal movement; ponding water applying constant pressure over micro-punctures; and foot-traffic punctures from dropped tools or dragged equipment.

We start with a systematic visual walkthrough of perimeter flashings, coping caps, expansion joints and equipment curbs. Where the source is not visible, infrared thermal imaging can reveal wet insulation trapped beneath a dry-looking membrane, and electronic leak detection (ELD) vector mapping can pinpoint pinhole breaches in non-conductive membranes.

Yes. Because TPO is thermoplastic, new TPO patches can be hot-air welded directly to an existing TPO membrane years after installation. The area has to be thoroughly cleaned and prepped with the appropriate solvent before the new material is welded in.

At least twice a year for Florida commercial properties — typically in spring before hurricane season and again after storm season — plus immediately following any major tropical storm or hurricane, and after significant rooftop equipment work.

Bi-annually. Regular maintenance is also what keeps manufacturer warranties active, keeps internal drains clear of debris, and catches minor flashing splits before they become interior ceiling leaks.

Clearing debris from drains, scuppers and gutters; inspecting and re-sealing pitch pockets, pipe boots and termination bars; examining heat-welded seams and perimeter coping caps for wind stress; repairing minor membrane punctures; and documenting roof condition each visit for warranty compliance.

Routine maintenance plans in Florida typically run $500 to $2,000 per visit, or roughly $0.05 to $0.15 per square foot annually, depending on building height, square footage and rooftop equipment complexity.

A typical 10,000–20,000 sq. ft. replacement takes 1 to 3 weeks, depending on weather, structural deck repairs and material lead times. Larger industrial complexes of 50,000+ sq. ft. can run 4 to 8 weeks.

Yes. We structure commercial tear-offs so you stay open — coordinating staging areas, material hoist deliveries and safety perimeters away from your main customer entries, and scheduling around your operating hours.

Some construction noise is unavoidable when old layers come off and deck fasteners go in. We manage it with phased installation over one section at a time, off-hour staging so the noisiest fastener work happens before retail opening, and fully adhered systems that use low-VOC adhesives instead of mechanical fasteners to cut indoor noise.

An NDL (No Dollar Limit) warranty is a premium manufacturer-backed warranty that covers 100% of the labor and material cost to repair leaks caused by covered manufacturing or installation defects. Unlike a pro-rated warranty, it carries no financial ceiling — the specific terms, exclusions and inspection requirements are defined by the manufacturer for your assembly.

Two categories. A manufacturer warranty (commonly 15–30 years) covers membrane defects and premature degradation, and under NDL terms covers installation workmanship verified by a manufacturer inspector. A contractor workmanship warranty (commonly 2–10 years) covers installation defects, flashings and workmanship performed by the installing contractor.

Standard commercial TPO warranty terms range from 15 to 30 years and track membrane thickness: 45-mil typically qualifies for around 15 years, 60-mil for roughly 20–25 years NDL, and 80-mil for up to 30 years NDL. Exact terms are set by the manufacturer and the approved assembly.

Yes, meaningfully. A 60-mil membrane is about 33% thicker, giving greater resistance to punctures, hail and foot traffic, and a thicker weathering layer above the reinforcing scrim for better long-term UV performance. It also qualifies for longer NDL warranty terms, where 45-mil often caps out.

Yes. Commercial roofing requires a municipal building permit in every Florida jurisdiction. Projects typically involve wind uplift calculations, approved product documentation, structural review where applicable, and multi-stage municipal inspections through dry-in and final sign-off.

Only products and complete assemblies holding an active Miami-Dade Notice of Acceptance (NOA) or a Florida Product Approval valid for the High Velocity Hurricane Zone (HVHZ) may be installed in Miami-Dade and Broward counties.

A Notice of Acceptance certifies that a specific roofing assembly — membrane, insulation, fasteners and deck attachment as a system — has passed rigorous testing for wind uplift, impact and driving rain under HVHZ criteria. It is among the most demanding building-product approvals in the country.

Strong performers include fully adhered single-ply (TPO or PVC) and 2-ply modified bitumen over concrete decks, and standing-seam metal with structural double-lock seams tested for high wind zones. Tapered insulation helps by eliminating water accumulation and improving perimeter performance. No roof is hurricane-proof — the goal is a properly approved assembly, installed and detailed to spec.

A commercial roof is engineered to the wind uplift pressures required for your building’s height, exposure category and wind zone under the current Florida Building Code — in South Florida that commonly corresponds to design wind speeds in the 140–180+ MPH range. The governing number comes from the calculation for your specific building, not from the material alone.

Yes. Florida code requires continuous rigid thermal insulation on commercial roof assemblies over conditioned space, both to prevent thermal bridging and to meet energy compliance for the permit.

Commercial roof replacements over conditioned space in South Florida generally require continuous above-deck insulation in the range of R-25 to R-30, typically achieved with two staggered layers of polyisocyanurate board. We confirm the exact required value against the current Florida Energy Conservation Code edition as part of permitting.

Sometimes. Florida code permits a maximum of two roofing layers, so a recover is only possible if there is a single existing layer, a moisture survey proves the existing insulation is dry, and the structural deck can carry the added dead load. Some jurisdictions — particularly in the HVHZ — will still require a full tear-off, so we confirm with the building department before proposing a recover.

Yes. TPO can be installed as a recover over existing modified bitumen, BUR or single-ply roofs. A slip-sheet or cover board must go between the old roof and the new membrane to prevent chemical incompatibility and puncture transfer.

Sagging or deflected structural decks, inadequate or clogged drains, scuppers and gutters, and the absence of slope or a tapered insulation system to move runoff toward the drainage outlets.

No. Flat roofs are low-slope, not no-drainage. Continuous standing water breaks down adhesives, accelerates membrane degradation, adds structural dead load, and voids most manufacturer warranties.

By installing a tapered polyiso insulation system to build slope toward the drains, adding secondary overflow scuppers or enlarging drain sumps, and setting custom crickets behind HVAC curbs and blind walls to divert water around obstructions.

Ask whether they hold a Florida Certified Roofing Contractor (CCC) license; whether they are certified by the system manufacturer to issue NDL warranties; what their jobsite safety record and Experience Modification Rate look like; and whether they handle permits, municipal inspections and structural engineering themselves.

Look for active Florida licensing with General Liability and Workers’ Compensation coverage, demonstrated experience with your local building department and HVHZ requirements, verifiable manufacturer certification credentials, and strong local references. Safetech Builders holds CGC #1537934 and CCC #1336954.

Yes. Only manufacturer-certified contractors are authorized to install assemblies that qualify for No Dollar Limit extended warranties. An uncertified installation typically limits you to basic material-only coverage.