Commercial roof replacement · Omaha & Kansas City
Commercial and multi-family roof replacement
Replacing a commercial roof is a big decision. Make it with the facts in hand: what condition the roof is in, which system fits the building, and exactly what the price includes. We put all of it in a written scope you can compare line by line.
- ✓ Tear-off or recover, based on what’s actually under the surface
- ✓ TPO, EPDM, PVC, modified bitumen, built-up, metal, or coatings
- ✓ A written scope that shows what’s included and what isn’t
- ✓ Scheduled around your tenants, residents, and operations
Mon–Fri 8 AM–5 PM · Sat 9 AM–1 PM · Sun closed · 24/7 emergency service
When replacement makes sense
- Leaks keep coming back in new places even after repairs
- Large areas of the membrane are worn, brittle, shrinking, or blistered
- Insulation under the roof is wet, so it’s heavy, compressed, and no longer insulating
- Storm damage covers too much of the roof for repairs to make sense
- You’re planning capital spending and want to replace on your schedule, not after a failure
If the roof can still be repaired, we’ll tell you. See commercial roof repair.
Tear-off or recover?
A recover installs a new roof over the existing one. It can save on removal and disposal, but only works if the old roof is dry and solid and local code allows another layer. A tear-off removes everything down to the deck. You can see and fix the deck, replace wet insulation, and start fresh.
The deciding factor is usually moisture. Wet insulation left under a new roof keeps causing trouble. If we suspect it, we’ll tell you and explain how it can be confirmed before you commit either way.
Choosing a system
No single system is right for every building. How the roof gets used, what sits on it, and how long you plan to own the building all matter. Here’s the short version of each:
TPO
A single-ply membrane, usually white, with heat-welded seams. Common on newer low-slope buildings, and the light surface reflects summer sun.
EPDM
A synthetic rubber sheet, usually black, joined with seam tape or adhesive. It stays flexible in cold weather and is on a lot of older flat roofs around here.
PVC
A single-ply membrane with heat-welded seams that holds up well where grease or chemicals reach the roof, such as restaurant kitchen exhaust.
Modified bitumen
Asphalt-based rolls reinforced with polyester or fiberglass, installed in layers. It stands up well to foot traffic around rooftop equipment.
Built-up roofing (BUR)
The traditional tar-and-gravel roof: alternating layers of asphalt and reinforcing felt, often finished with gravel.
Metal
Standing-seam and exposed-fastener panels on low- and steep-slope buildings. Upkeep usually centers on fasteners, seams, and rust spots.
Roof coatings
A fluid-applied layer over an existing roof that’s still dry and sound. It can add service life without a tear-off. If the roof underneath is wet or failing, we’ll tell you a coating isn’t the answer.
What your written scope covers
Two bids for “a new TPO roof” can describe very different jobs. Our scope spells out each part so you can compare fairly:
Removal or recover
Whether the existing roof comes off or stays as a base, and why.
Roof deck
How damaged decking will be found, handled, and priced once it’s exposed.
Insulation
What’s being replaced or added, including tapered insulation where water needs help reaching the drains.
Roof system
The system and how it will be attached, so you know exactly what you’re comparing between bids.
Flashing and details
Walls, curbs, rooftop units, penetrations, drains, and roof edges.
Permits, cleanup, schedule
Permits where your city requires them, debris removal, daily cleanup, and the expected timeline.
Keeping your building running
Before we start
We agree on staging areas, crane or lift locations, deliveries, and parking. You get the schedule to share with tenants or residents.
While we work
Entrances stay safe and open where possible. Noisy work is planned around your hours. The roof is closed up and watertight at the end of each day.
When we finish
A final walkthrough, photos of the finished roof, and the paperwork for your records. When you’re ready, we can set up a maintenance plan for the new roof.
Replacing roofs on an apartment or HOA community? We phase the work building by building. See multi-family and HOA roofing.
Start with a free replacement assessment
No cost and no obligation. We walk the roof where it’s safe to do so, look at the inside of the building where you can give us access, and put what we find in writing.
- Membrane or panel surface, seams, and any patches already on the roof
- Drains, scuppers, and gutters — and where water sits after rain
- Flashing at walls, curbs, rooftop units, and every penetration
- Interior stains or drips, matched to what’s happening above them
- A written condition report with photos and a written scope — repair, replacement, or a maintenance plan, with the reasons for each
Commercial roof replacement questions
- Can you put a new roof over the old one?
- Sometimes. A recover can work when the existing roof is dry and solid and local code allows another layer. If there’s trapped moisture or already too many layers, a tear-off is the right call. We check your building and your city’s requirements before recommending either.
- Which roof system should we choose?
- It depends on the building: how it’s used, foot traffic, rooftop equipment, grease or chemical exposure, energy goals, and budget. We install TPO, EPDM, PVC, modified bitumen, built-up, metal, and coatings, and we’ll explain the trade-offs for your roof.
- Will the building stay open during the replacement?
- In most cases, yes. We plan staging, deliveries, noisy work, and entrances around your hours and tenants, and we close up the work area at the end of each day.
- What drives the cost of a commercial roof replacement?
- Roof size, tear-off vs. recover, deck repairs, insulation, the system you choose, how many penetrations and rooftop units there are, access to the roof, and the season. You’ll get a written scope and price before anything is signed.
- What warranty comes with a new commercial roof?
- It depends on the system and the scope. Before you sign, we’ll explain in writing which warranties apply to your roof, both our workmanship and the manufacturer’s, and what each one covers.
More on commercial & multi-family roofing
- Commercial roofing overviewSystems we work on, how we work, and both offices.
- Commercial roof repairLeak tracing and repairs on flat, low-slope and metal roofs.
- Preventative maintenance plansScheduled inspections, photo reports, and small fixes early.
- Multi-family & HOA roofingApartments, condos and HOA communities, phased and planned.
- Commercial roofing in OmahaSaddle Creek Road office · (402) 512-4200.
- Commercial roofing in Kansas CityKansas and Missouri sides · (913) 396-8888 · (816) 683-8888.
Also: Omaha office · Kansas City office · Home roof repair · Contact us