Commercial Roofing in Central Texas: Complete Guide for Business Owners

Your commercial roof is one of your business's most critical assets—protecting inventory, equipment, employees, and operations from Texas's harsh weather conditions. Whether you manage an office building in Austin, a warehouse in San Antonio, or a retail center in Round Rock, understanding commercial roofing systems is essential for making informed decisions that protect your investment.

This comprehensive guide covers everything Central Texas business owners and property managers need to know about commercial roofing: system types, maintenance strategies, cost considerations, and when to repair versus replace.

Understanding Commercial vs. Residential Roofing

Before diving into specifics, it's important to understand how commercial roofing differs from residential roofing:

Structural Differences:

• Slope: Commercial roofs are typically flat or low-slope (less than 3:12 pitch), while residential roofs are steeply pitched
• Materials: Commercial roofs use membrane systems (TPO, EPDM, modified bitumen) rather than shingles
• Size: Commercial roofs cover larger square footage with different load requirements
• Access: Commercial roofs often have HVAC equipment, skylights, and regular foot traffic

Functional Differences:

• Drainage: Flat roofs require specialized drainage systems with internal drains and scuppers
• Membrane Seaming: Commercial roofs rely on heat-welded or adhesive seams rather than overlapping shingles
• Maintenance: Commercial roofs require more frequent professional inspections and preventative maintenance
• Lifespan Expectations: Properly maintained commercial roofs last 15-30 years depending on the system

Regulatory Differences:

• Building Codes: Commercial buildings face stricter code requirements
• Fire Ratings: Commercial roofs must meet Class A fire ratings in most jurisdictions
• Wind Uplift: Commercial buildings require engineered wind uplift ratings
• Warranty Requirements: Commercial warranties often mandate regular professional maintenance

Commercial Roofing Systems for Central Texas

1. TPO (Thermoplastic Polyolefin) Roofing

Overview: TPO is the most popular single-ply membrane system in Central Texas, and for good reason. This white or light-colored membrane reflects solar heat, reducing cooling costs—critical in our intense summer heat.

How It Works:

• Single-ply white membrane installed over insulation
• Seams are heat-welded together (stronger than glued seams)
• Mechanically attached, fully adhered, or ballasted installation
• Typical thickness: 45, 60, or 80 mil

Best For:

• Office buildings
• Retail centers
• Warehouses
• Medical facilities
• Schools and institutions

Advantages in Texas:

• Energy Efficiency: Reflective surface reduces cooling costs by 10-30%
• Heat Resistance: Performs excellently in 100°F+ temperatures
• UV Resistance: Stands up to intense Central Texas sun exposure
• Hail Resistance: Thicker membranes (60-80 mil) provide good impact resistance
• Cost-Effective: Lower material and installation costs than many alternatives
• Proven Track Record: 20-30 year lifespan with proper maintenance

Disadvantages:

• Can puncture under foot traffic (requires walkway pads)
• Seams can fail if not properly welded
• Susceptible to damage from grease, oils, and certain chemicals

Typical Cost: $4.50-$7.50 per square foot installed

Maintenance Requirements:

• Semi-annual inspections
• Immediate repair of punctures or tears
• Keep surface clean of debris
• Check and reseal penetrations annually

2. EPDM (Rubber) Roofing

Overview: EPDM is a durable synthetic rubber membrane that's been used for decades. Available in black or white, it's known for reliability and longevity.

How It Works:

• Single-ply rubber membrane (typically black, white available)
• Seams are either taped or adhesive-bonded
• Fully adhered, mechanically attached, or ballasted
• Standard thickness: 45 or 60 mil

Best For:

• Warehouses
• Industrial facilities
• Manufacturing plants
• Storage buildings
• Budget-conscious projects

Advantages in Texas:

• Durability: Extremely resistant to tearing and punctures
• Longevity: 25-30+ year lifespan with minimal maintenance
• Weather Resistance: Handles temperature extremes well
• Cost-Effective: Typically the lowest upfront cost
• Ease of Repair: Simple to patch and repair
• Proven Technology: 50+ years of field performance

Disadvantages:

• Black EPDM absorbs heat (increases cooling costs)
• Seams are a potential weak point (adhesive can fail)
• Less attractive appearance than other options
• Can shrink over time in extreme heat

Typical Cost: $4.00-$6.50 per square foot installed

Maintenance Requirements:

• Annual inspections
• Check seam integrity
• Clean drain areas
• Apply rejuvenation coatings every 10-15 years

3. Modified Bitumen Roofing

Overview: Modified bitumen is a hybrid system that combines traditional asphalt roofing with modern polymer modifiers. It's applied in multiple layers for redundancy.

How It Works:

• Asphalt-based sheets with polymer modifiers (APP or SBM)
• Torch-applied (heat), cold-applied (adhesive), or self-adhered
• Multiple plies create redundant waterproofing
• Mineral granule surface protects from UV

Best For:

• Heavy equipment rooftop installations
• High-traffic roof areas
• Areas requiring extra durability
• Renovation over existing built-up roofs

Advantages in Texas:

• Extreme Durability: Excellent puncture resistance
• Multi-Layer Protection: Multiple plies provide redundancy
• Heat Tolerance: APP modifiers excel in high heat
• Self-Healing: Can seal minor punctures automatically
• Foot Traffic Friendly: Granulated surface withstands foot traffic
• Good for Reroof: Can be installed over existing systems

Disadvantages:

• Higher installation cost
• Torch application requires experienced crew and fire watch
• Heavier than single-ply systems
• Dark color absorbs heat (unless white granules specified)

Typical Cost: $5.50-$8.50 per square foot installed

Maintenance Requirements:

• Annual inspections
• Check seams and flashings
• Remove ponding water
• Inspect after severe weather

4. Metal Roofing (Standing Seam)

Overview: While more common in industrial applications, metal roofing is gaining popularity for commercial buildings due to longevity and sustainability.

How It Works:

• Interlocking metal panels with concealed fasteners
• Panels run vertically from ridge to eave
• Seams stand up 1-2 inches above roof surface
• Typically steel, aluminum, or zinc

Best For:

• Manufacturing facilities
• Agricultural buildings
• Automotive facilities
• Environmentally-focused businesses
• Buildings with moderate slope

Advantages in Texas:

• Longevity: 40-60+ year lifespan
• Sustainability: 100% recyclable, often made from recycled content
• Energy Efficiency: Reflective coatings reduce cooling costs
• Wind Resistance: Excellent in severe weather
• Low Maintenance: Minimal upkeep required
• Fire Resistance: Class A fire rating

Disadvantages:

• Higher upfront cost
• Can be noisy during rain/hail
• Requires experienced metal roofing contractor
• Thermal expansion/contraction must be accommodated
• Not suitable for flat applications

Typical Cost: $8.00-$14.00 per square foot installed

Maintenance Requirements:

• Inspect fasteners and seams annually
• Check for corrosion at transitions
• Keep gutters clear
• Touch up scratches promptly

5. Spray Polyurethane Foam (SPF)

Overview: SPF is a unique system where liquid foam is sprayed onto the roof, expanding to create a seamless, insulated membrane. A protective coating is then applied.

How It Works:

• Polyurethane foam sprayed and expands in place
• Creates seamless, monolithic surface
• Elastomeric coating applied for UV protection
• Builds up low areas and creates positive slope

Best For:

• Re-roofing over existing systems
• Complex roof shapes
• Buildings needing extra insulation
• Ponding water problems
• Sustainable building projects

Advantages in Texas:

• Superior Insulation: Highest R-value per inch of any roofing
• Energy Savings: Can reduce cooling costs by 30-50%
• Seamless: No seams or joints to leak
• Lightweight: Adds minimal structural load
• Repairs Ponding: Can fill low spots to improve drainage
• Quick Installation: Often completed in days

Disadvantages:

• Requires recoating every 10-15 years
• Weather-dependent installation
• Susceptible to foot traffic damage
• Can be damaged by birds (requires bird deterrents)
• Higher maintenance cost over time

Typical Cost: $6.50-$10.00 per square foot installed

Maintenance Requirements:

• Recoat every 10-15 years
• Annual inspections for coating integrity
• Repair damaged areas immediately
• Keep surface clean

Commercial Roof Maintenance: Your Best Investment

The single most important factor in commercial roof lifespan is preventative maintenance. A well-maintained TPO roof can last 30 years; a neglected one might fail in 15 years.

Essential Maintenance Program Components

1. Semi-Annual Inspections (Spring & Fall)

• Check all seams, flashings, and penetrations
• Inspect drainage system (drains, gutters, scuppers)
• Look for ponding water (standing water after 48 hours)
• Examine roof-mounted equipment curbs and supports
• Document condition with photos and notes

2. After Every Major Storm

• Look for hail damage, punctures, or tears
• Check for displaced flashing or equipment
• Clear debris from drains and gutters
• Inspect interior for leaks or water stains

3. Quarterly Tasks

• Clear debris, leaves, and dirt from roof surface
• Clean drains and gutters thoroughly
• Trim overhanging tree branches
• Check and tighten HVAC equipment mounting

4. Annual Deep Maintenance

• Infrared or moisture scan to detect hidden leaks
• Professional cleaning of entire roof surface
• Reseal penetrations and flashings as needed
• Apply protective coatings to high-wear areas
• Update roof asset management documentation

Cost of Preventative Maintenance

Typical Annual Costs:

• Small building (5,000-10,000 sf): $800-$1,500/year
• Medium building (10,000-25,000 sf): $1,500-$3,500/year
• Large building (25,000-50,000+ sf): $3,500-$8,000/year

Return on Investment: Every $1 spent on preventative maintenance saves $4-$6 in future repair costs and extends roof life by 40-60%.

Warning Signs That Require Immediate Attention

Contact a commercial roofing professional immediately if you notice:

1. Interior Water Damage: Stains, drips, or dampness in ceiling tiles
2. Ponding Water: Water standing more than 48 hours after rain
3. Membrane Damage: Visible tears, punctures, or separated seams
4. Flashing Issues: Loose, corroded, or separated flashings
5. Bubbling or Blistering: Indicates trapped moisture beneath membrane
6. Vegetation Growth: Moss, algae, or plants growing on roof surface
7. Sagging Areas: Indicates structural issues or saturated insulation
8. Equipment Concerns: Loose or vibrating HVAC units damaging roof

Repair vs. Replace: Making the Right Decision

When to Repair

Repair is appropriate when:

• Roof is less than halfway through expected lifespan
• Damage is localized to small area (less than 25% of roof)
• Structure and insulation are in good condition
• Budget constraints make replacement impossible
• Only specific components need attention (flashing, one section)

Typical Repair Costs:

• Small repairs (under 100 sf): $500-$2,000
• Medium repairs (100-500 sf): $2,000-$8,000
• Large repairs (500-1,000 sf): $8,000-$15,000

When to Replace

Replacement is necessary when:

• Roof has reached or exceeded expected lifespan
• Damage affects more than 30% of roof surface
• Multiple leaks in different areas
• Insulation is saturated or deteriorated
• Frequent recurring repairs needed
• Membrane is brittle, cracked, or degraded
• Upgrading building for sale or refinancing
• Energy costs have increased significantly

Replacement Cost Factors:

• Size of roof (square footage)
• System type selected
• Insulation requirements
• Removal and disposal of old roof
• Roof access and logistics
• Building height
• Complexity (penetrations, equipment, parapet walls)

Typical Replacement Costs in Central Texas:

• Economy system: $4.00-$6.00 per sf
• Mid-grade system: $6.00-$8.50 per sf
• Premium system: $8.50-$12.00+ per sf

Restoration: The Middle Ground

Roof Restoration involves applying a protective coating system over your existing roof to extend its life by 10-15 years.

Ideal Candidates for Restoration:

• Roof is 50-75% through expected lifespan
• Membrane is intact but showing age
• No structural or insulation issues
• Budget is 40-60% of replacement cost

Restoration Process:

1. Clean and prepare existing roof surface
2. Repair any damaged areas
3. Apply primer coat
4. Apply base coat (2-3 layers)
5. Apply topcoat with reflective finish

Cost: $2.50-$4.50 per square foot

Benefits:

• Extends roof life 10-15 years
• Improves energy efficiency
• Cost is 40-60% of replacement
• Minimal business disruption
• Sustainable option (avoids landfill waste)

Commercial Roofing Costs in Central Texas

Factors Affecting Cost

1. Building Size

• Larger roofs cost less per square foot due to economies of scale
• Minimum trip charges affect small projects more

2. Roof Condition

• Tear-off and disposal of old roof adds $1-$3 per sf
• Repairs to damaged decking increase cost
• Saturated insulation must be replaced

3. Insulation Requirements

• Energy code compliance may require specific R-values
• Tapered insulation for drainage adds cost
• Higher R-values increase material costs

4. Complexity

• Numerous penetrations (HVAC, vents, skylights)
• Rooftop equipment requiring special flashings
• Parapet walls and complex edge details
• Multiple levels or roof sections

5. Access and Logistics

• Building height affects equipment needs
• Downtown locations may require special permits
• Limited staging areas increase labor time
• Weekend/after-hours work commands premium

6. Warranty Level

• Standard manufacturer warranty: Included
• Extended manufacturer warranty: +$0.50-$1.00 per sf
• No-dollar-limit warranty: +$1.00-$2.00 per sf
• Full system warranty (labor & materials): +$1.50-$3.00 per sf

Sample Project Costs

Small Office Building (8,000 sf)

• TPO 60 mil, mechanically attached
• New insulation, standard details
• 20-year warranty
• Total Cost: $48,000-$60,000 ($6.00-$7.50/sf)

Medium Retail Center (25,000 sf)

• TPO 60 mil, fully adhered
• Recover over existing, minimal insulation
• Numerous penetrations
• Total Cost: $137,500-$175,000 ($5.50-$7.00/sf)

Large Warehouse (60,000 sf)

• EPDM 60 mil, ballasted system
• Simple roof, few penetrations
• 20-year warranty
• Total Cost: $270,000-$330,000 ($4.50-$5.50/sf)

Tax Benefits and ROI

Energy Efficiency Tax Deductions

Section 179D Commercial Buildings Energy Efficiency Tax Deduction:

• Eligible: $0.50-$5.00 per square foot deduction
• Applies to energy-efficient roof systems
• Must meet specific energy savings requirements
• Requires certified energy modeling

Example: 20,000 sf building with qualifying roof = $10,000-$100,000 potential deduction

Property Value Impact

Studies show:

• New commercial roof increases property value by 60-80% of installation cost
• Energy-efficient roof systems command premium rents
• Buildings with roof warranties are more attractive to buyers
• Well-maintained roofs reduce insurance premiums

Energy Cost Savings

Cool Roof Systems (white/reflective):

• Reduce cooling costs by 10-30%
• Longer HVAC equipment life (less heat stress)
• Improved employee comfort and productivity

Example: 15,000 sf retail building in Austin

• Annual cooling cost: $12,000
• Cool roof savings: 20% = $2,400/year
• 20-year savings: $48,000

Choosing the Right Commercial Roofing Contractor

Essential Qualifications

1. Proper Licensing & Insurance

• Texas contractor license
• $2M+ general liability insurance
• Workers' compensation coverage
• Verify coverage directly with insurance company

2. Manufacturer Certifications

• Factory-trained installers
• Authorized contractor status with major manufacturers
• Ability to offer manufacturer warranties
• Current on latest installation techniques

3. Commercial Experience

• Minimum 10 years commercial roofing experience
• Similar project portfolio (size and type)
• References from property managers and business owners
• Experience with your building type

4. Safety Record

• OSHA compliance program
• Safety training for all crew members
• Low EMR (Experience Modification Rate)
• Documented safety meetings and protocols

Red Flags to Avoid

❌ No physical business address ❌ Requires full payment upfront ❌ Pressure tactics or 'today only' pricing ❌ Can't provide proof of insurance ❌ No manufacturer certifications ❌ Unwilling to provide detailed contract ❌ No local references available ❌ Significantly lower bid than competitors (often cuts corners)

Questions to Ask Contractors

1. How long have you been installing commercial roofing systems?
2. Are you certified by the manufacturer for this system?
3. Can you provide references from similar projects?
4. What warranty do you offer on labor?
5. Who will be the project supervisor on my job?
6. How do you handle weather delays?
7. What is your cleanup and waste disposal process?
8. How do you minimize disruption to business operations?
9. What safety measures will you implement?
10. Can you provide proof of insurance before starting?

Central Texas Climate Considerations

Challenges for Commercial Roofs in Our Region

1. Extreme Heat (May-September)

• Temperatures regularly exceed 100°F
• Roof surface temperatures can reach 150-170°F
• Accelerates membrane degradation
• Increases cooling loads

Solution: Light-colored, reflective roofing systems (TPO white, coated EPDM)

2. Severe Storms & Hail (March-June)

• Central Texas 'Hail Alley'
• Golf ball to baseball-sized hail common
• High winds (60-80+ mph)
• Tornado risk in northern areas

Solution: Impact-resistant membranes (80 mil TPO, modified bitumen), proper attachment

3. UV Exposure (Year-Round)

• Intense sunlight 300+ days per year
• UV rays break down organic materials
• Causes brittleness and cracking

Solution: UV-resistant membranes with protective coatings

4. Thermal Cycling

• 40-50°F temperature swings common
• Winter freeze/thaw cycles
• Expansion and contraction stress

Solution: Flexible membrane systems with proper expansion joints

5. Flash Floods (Spring/Fall)

• Sudden heavy rainfall
• Inadequate drainage can lead to roof collapse
• Standing water accelerates deterioration

Solution: Proper drainage design, tapered insulation, regular drain maintenance

Property Types We Serve

Office Buildings

• Single-story and multi-story
• Class A, B, and C properties
• Downtown high-rises to suburban offices
• Medical and professional buildings

Typical Recommendation: TPO or EPDM with high R-value insulation for energy efficiency

Retail Centers

• Strip centers and shopping malls
• Big-box stores
• Standalone retail
• Restaurants and hospitality

Typical Recommendation: TPO for visibility from above, long warranty options

Industrial & Warehouse

• Manufacturing facilities
• Distribution centers
• Storage warehouses
• Flex space

Typical Recommendation: EPDM or metal for durability and cost-effectiveness

Educational Facilities

• Schools and universities
• Daycare centers
• Training facilities
• Libraries

Typical Recommendation: TPO or modified bitumen for durability and sustainability

Healthcare Facilities

• Medical offices
• Urgent care centers
• Veterinary clinics
• Senior living facilities

Typical Recommendation: TPO with strict infection control protocols during installation

HOA & Multi-Family

• Apartment complexes
• Condominiums
• Townhome communities
• Senior living

Typical Recommendation: Modified bitumen for multiple owners, easy repairs

Serving Austin, San Antonio & Central Texas

We provide commercial roofing services throughout Central Texas, including:

• Austin: Downtown, North Austin, South Austin, East Austin
• San Antonio: All districts including Medical Center, Stone Oak, Alamo Heights
• Round Rock: Major commercial corridor along I-35
• Georgetown: Historic downtown and I-35 business district
• Cedar Park: Lakeline corridor and 1890 Ranch area
• Pflugerville: Stone Hill Town Center and Tech Ridge
• Leander: Crystal Falls and 183A Toll corridor
• Killeen: Fort Hood area and I-14 corridor
• Temple: Medical district and industrial areas

Get Your Free Commercial Roof Inspection →

Frequently Asked Questions

How long does a commercial roof installation take?

Installation timeline depends on roof size and complexity:

• Small building (under 10,000 sf): 3-5 days
• Medium building (10,000-30,000 sf): 1-2 weeks
• Large building (30,000-60,000 sf): 2-4 weeks
• Very large or complex: 1-3 months

Weather delays are common in Central Texas—we work closely with you to minimize business disruption.

Can you install a new roof without closing my business?

Yes! We specialize in occupied building projects and use strategies to minimize disruption:

• Schedule noisy work during off-hours or weekends
• Section work to keep operations running
• Protect HVAC intakes from dust and debris
• Coordinate with your team on critical timing
• Provide daily cleanup and safety protocols

How often should I have my commercial roof inspected?

Minimum Schedule:

• Semi-annual inspections (spring and fall)
• After any major storm event
• Annual comprehensive inspection with moisture scan

Recommended for High-Value Buildings:

• Quarterly inspections
• Immediate post-storm inspections
• Thermal imaging annually
• Full roof asset management program

What warranty should I expect on a commercial roof?

Manufacturer Material Warranty:

• Standard: 10-20 years (prorated)
• Extended: 20-30 years (non-prorated options)
• No-dollar-limit (NDL): Full coverage, no depreciation

Contractor Labor Warranty:

• Standard: 1-2 years
• Enhanced: 5-10 years
• Premium: 10-20 years (often requires maintenance program)

Full System Warranty:

• Covers both materials and labor
• Typically 10-30 years
• Requires approved contractor and maintenance
• Most comprehensive protection

We recommend minimum 20-year manufacturer + 10-year labor warranty.

How much can a cool roof reduce my energy costs?

Typical Energy Savings in Central Texas:

• Black EPDM to white TPO: 15-30% cooling cost reduction
• Older dark roof to coated reflective: 20-40% savings
• Small building (5,000 sf): $1,000-$3,000/year
• Medium building (20,000 sf): $4,000-$10,000/year
• Large building (60,000 sf): $12,000-$30,000/year

Actual savings depend on:

• Building insulation quality
• HVAC system efficiency
• Building occupancy and use
• Interior temperature set points
• Location and sun exposure

Should I repair or replace my commercial roof?

Repair If:

• Roof is less than 50% through expected lifespan
• Damage is localized (under 25% of surface)
• Structure and insulation are sound
• Budget is limited
• Only specific components failing

Replace If:

• Roof is 70%+ through expected lifespan
• Multiple areas have problems
• Frequent recurring leaks
• Insulation is saturated
• Membrane is brittle or deteriorated
• Planning to sell or refinance building

Consider Restoration If:

• Roof is 50-70% through lifespan
• Membrane surface is intact but aging
• Want to extend life 10-15 years
• Budget is 40-60% of replacement
• Sustainability is a priority

We provide free assessments to help you make the best financial decision.

Do I need to remove my old roof or can you install over it?

Factors to Consider:

Must Remove If:

• Existing roof is saturated or damaged
• Multiple layers already exist
• Building code requires removal
• Structural capacity is limited
• Drainage problems exist

Can Recover Over If:

• Existing roof is dry and intact
• Building can handle additional weight
• Current roof provides suitable substrate
• Cost savings are significant
• Code allows (some jurisdictions restrict)

A professional assessment determines the best approach for your building.

What happens if it rains during installation?

Our Weather Protocol:

• Monitor weather forecasts daily
• Section work to minimize exposed areas
• Have tarps and temporary protection ready
• Never leave your building unprotected overnight
• Adjust schedule to avoid heavy rain
• Resume work only when surfaces are dry

Central Texas weather can be unpredictable—we plan for it and protect your business.

Ready to Protect Your Business Investment?

Your commercial roof is too important to neglect or rush. Whether you need a new installation, repairs, restoration, or a comprehensive maintenance program, we're here to help.

What We Offer:

• Free comprehensive roof inspection and assessment
• Detailed proposal with options and pricing
• Certified installation by experienced crews
• Comprehensive warranties
• Flexible scheduling to minimize disruption
• 24/7 emergency service

Certified & Insured

• Factory-certified for major manufacturers
• $2M+ liability coverage
• Licensed Texas contractor
• Proven track record in Central Texas

Schedule Your Free Inspection → Call (512) 763-5277

Serving commercial property owners and managers throughout Austin, San Antonio, Round Rock, Georgetown, Cedar Park, Pflugerville, Leander, Killeen, Temple, and all Central Texas communities. Expert commercial roofing since [year].