Commercial Flat Roofing

**TPO (thermoplastic polyolefin)** — the dominant commercial flat-roof system in North America. White reflective surface (Energy Star qualified, reduces cooling load 10-25%), heat-welded seams, 20-30 year warranty class available. GAF EverGuard and Carlisle Sure-Weld are our primary systems. Best general-purpose choice for office, retail, and non-grease-exhaust commercial.

**EPDM rubber** — the workhorse since the 1970s, proven 30+ year service life. Lower upfront cost than TPO. Available black (heat-absorbing, better for snow shed in northwest NJ) or white-laminate. Carlisle Sure-Seal and Firestone RubberGard. Right when lifetime cost matters more than energy efficiency.

**PVC membrane** — required when there's grease exhaust (restaurants, kitchens), chemical exposure (industrial, manufacturing, labs), or persistent ponding water. Heat-welded seams, superior fire performance vs TPO without fire-retardant additives, 20-30 year warranties. Sika Sarnafil and IB Roof Systems.

**Modified bitumen (mod-bit)** — the traditional asphalt-based commercial roofing. Two-ply SBS-modified systems carry 15-20 year warranties. Lower per-square-foot cost. Common on small commercial and as recover over existing BUR.

**Silicone restoration coating** — not a new roof system, but a roof-life extension. When the existing membrane is structurally sound but UV-degraded, a 2-coat silicone application (GE Enduris, Mule-Hide) carries 10-20 year manufacturer warranty at 30-50% of replacement cost. We do moisture surveys with thermal imaging before recommending coating vs replacement.

**Tear-off vs recover vs new.** NJ code (R907) generally allows one recover (new membrane over existing) if the existing is in sound condition. Many warranty classes require tear-off. We document existing conditions and recommend the option that maximizes warranty value vs disruption.

**Insulation upgrade.** NJ adopted the 2021 IECC for commercial buildings. Most NJ commercial roofs replaced today require insulation upgrade to R-30 (climate zone 4) or R-30 ci (climate zone 5 — northwest NJ). This adds 15-25% to total install cost vs membrane-only replacement but is mandatory at full tear-off.

**Drainage + tapered insulation.** Older NJ commercial roofs (pre-1990) frequently have inadequate slope, causing ponding water. Ponding voids most manufacturer warranties. The fix is tapered insulation crickets directing water toward drains — adds 20-40% to insulation cost but extends roof life dramatically.

**Energy class.** Energy Star reflective membranes (white TPO, white PVC, white-coated EPDM) qualify for the federal Section 179D commercial energy-efficiency deduction. Black EPDM doesn't qualify but performs better in northwest NJ snow-shed scenarios.

**Tenant continuity.** Active tenants change the install equation. Phased installation, night/weekend work, leak protection between phases, and clear tenant communication add 10-20% to labor cost vs unoccupied installs. We schedule around lease commencements, retail peak seasons, and clinical operations.

**Office buildings** — single and multi-tenant. Heavy in the Route 78 corridor (Bridgewater, Bedminster), Route 1 (New Brunswick, Princeton), Newark / Jersey City CBD, Mt. Laurel office parks.

**Retail and restaurants** — strip centers, free-standing retail, restaurants with grease exhaust requiring PVC. We schedule installs around tenant operating hours and lease commencements.

**Medical office buildings and clinics** — sterile environments require coordinated after-hours work. We schedule around clinical hours and provide HEPA-friendly debris containment when needed.

**Industrial / warehouse** — Edison Industrial Park, Carlstadt + Lyndhurst Meadowlands, Newark + Linden port area, Lakewood industrial corridor. Often 50,000-200,000+ sq ft single-deck installs.

**Multifamily** — condo associations and rental property managers needing recurring inspection programs and coordinated multi-building installs.