TPO
Seam separation at the heat welds, usually where the weld was rushed or run cold. Weld quality is everything on a TPO roof and it is the reason we probe every seam on a warranty inspection.
Commercial roofing
Commercial Roofing in Howell, Michigan
Flat and low-slope roof systems for Livingston County businesses — TPO, EPDM, PVC, modified bitumen, built-up, and standing seam metal. Installed by a licensed local contractor, on a schedule built around your operations rather than ours.
What drives the scope of a commercial roof project in Michigan?
Insulation, tear-off, and deck condition — not the membrane. A replacement over sound existing insulation is a very different project from a full tear-off to deck with new code-required insulation, since Michigan is Climate Zone 5 and calls for roughly R-30 at the roof. Anyone bidding your building without seeing the roof is bidding a membrane, not a project. We survey the building first and put the full scope in writing.
Systems we install, honestly compared
There is no single best commercial roof. There is a best commercial roof for your building, your rooftop equipment, and how long you intend to own it. Here is the comparison most contractors will not put in writing.
Insulation, tear-off, and deck repair are separate line items from the membrane itself, and they are usually what separates two bids that look far apart on paper.
| System | Typical lifespan | Best fit |
|---|---|---|
| TPO (thermoplastic polyolefin) | 20 – 30 years | The Michigan default. White reflective surface, heat-welded seams, strong energy performance. |
| EPDM (rubber) | 20 – 35 years | Proven, forgiving, excellent cold-weather flexibility. Black absorbs heat. |
| PVC | 25 – 35 years | Restaurants, food processing, anything venting grease or chemicals. |
| Modified bitumen | 15 – 25 years | Small roofs, heavy foot traffic, complex penetrations. |
| Built-up (BUR) | 20 – 30 years | Redundancy through multiple plies. Heavier; check deck capacity. |
| Standing seam metal | 40 – 60 years | Sloped commercial roofs and long-hold assets. The longest service life of any system here. |
Every project we bid gets a roof survey first, because insulation, tear-off, and deck condition — not the membrane — are what drive the work. Estimates are free and always in writing.
What actually fails, by system
EPDM
Seam tape separation, and shrinkage that tears the membrane at wall and curb flashings as the sheet pulls in over time.
Modified bitumen
Cap sheet granule loss beginning around year 12 to 18, followed by UV breakdown of the exposed asphalt.
Built-up
Gravel displacement and flashing failure at penetrations. The field usually outlasts the details by years.
Metal
Fastener backout and sealant failure at panel laps and penetrations — almost always serviceable rather than terminal.
Repair, restore, recover, or replace
Four options, in ascending order of scope. A contractor who only presents the fourth one is not giving you a choice.
- 1
Repair
Targeted work on leaks, seams, flashings, and penetrations. The right call when the roof is otherwise sound and has meaningful life left. We will tell you when this is the answer.
- 2
Restore / coat
A fluid-applied coating over a membrane that is watertight but weathering. Can add 10 to 15 years without a full replacement, and often qualifies as a maintenance expense rather than a capital expense. It only works over a roof that is genuinely dry underneath — coating a wet roof buys nothing and hides everything.
- 3
Recover
A new membrane installed over the existing one. Faster and less disruptive than a tear-off. Michigan code limits how many roof coverings a building can carry, and a recover is only permitted where the existing assembly is dry and structurally sound.
- 4
Replace
Full tear-off to deck, new insulation to current code, new membrane. The right answer when the existing assembly is saturated, when there are already too many layers, or when the deck needs attention.
We start every commercial project with a survey — core cuts or infrared scanning where warranted — because the wet-versus-dry answer is what determines which of these four is legitimate. Guessing does more damage to building owners than anything else in this trade.
Insulation is the part nobody quotes on
If two commercial bids come back far apart, insulation is usually why. Michigan sits in Climate Zone 5, which generally calls for around R-30 at the roof, and when a replacement triggers code compliance, that insulation has to be there. It is also the line item that is easiest to quietly leave out.
Beyond the R-value, tapered insulation is what solves standing water. A flat roof that ponds is a roof that fails early — the water finds the seams, the freeze-thaw cycle works them open, and the deck below stays cold and condenses. Michigan gives a roof roughly 92 days a year of freeze-thaw crossing, which is why ponding kills commercial roofs here faster than it does in most of the country. Tapered insulation builds the slope into the assembly and moves water to the drains.
Ask any contractor bidding your roof three questions: what R-value are you providing, is the insulation tapered, and where does the water go. The answers will tell you a lot.
Code details are current as of 2026 and are provided for general guidance. Commercial code requirements are enforced by your local building department and depend on building type, use, and scope of work — we confirm the specifics for your building on every project.
R-30
Roof insulation Michigan's Climate Zone 5 generally requires
40%+
Share of the 2026 commercial market held by TPO
~92
Freeze-thaw crossing days a year in Livingston County
2010
Serving Livingston County businesses since
Buildings we work on
Livingston County's commercial stock runs from small downtown Howell storefronts to industrial buildings along the Grand River and I-96 corridor. We work across it.
- Office and professional buildings
- Retail and strip centers
- Warehouses and light industrial
- Restaurants and food service
- Churches and community buildings
- Medical and dental offices
- Self-storage and flex space
- Apartment and multi-family properties
- Municipal and school facilities
- Auto and equipment dealerships
Scheduling around an open building
Most of our commercial work happens on buildings that cannot close. Here is how we handle that.
- Phased tear-off — we only open what we can dry in the same day, every day
- Off-hours, weekend, and overnight scheduling where the operation requires it
- Staging and crane placement planned around your parking, deliveries, and customer access
- Rooftop equipment coordinated with your HVAC vendor before we start, not after
- Daily site cleanup and magnet sweep across parking and drive areas
- A single point of contact who answers the phone, not a dispatch queue
- Full documentation for your facility records and warranty file
Warranties: know which one you are being sold
Commercial roof warranties are not interchangeable, and the difference is worth real money.
Material-only warranty
Covers the membrane itself if it fails as a manufactured product. It does not cover installation, and installation is what fails on most commercial roofs.
System warranty
Covers membrane, insulation, and accessories as an assembly, provided everything came from the same approved system.
NDL (No Dollar Limit) warranty
The manufacturer covers labor and material to repair a covered leak, with no cap tied to the original contract value. These require a manufacturer-approved contractor and an inspection at completion.
We will tell you which tier a given system qualifies for before you sign, along with what maintenance the warranty requires you to perform — because nearly every commercial warranty has maintenance conditions, and a missed inspection is the most common reason a claim gets declined.
Preventive maintenance
The cheapest commercial roof is the one that gets looked at twice a year. A maintenance program means a documented spring and fall inspection, seam and flashing checks, drain and scupper clearing, minor repairs handled before they become deck replacement, and a photographed condition report for your capital planning file. On a 20-year membrane, consistent maintenance is routinely the difference between replacing at year 15 and replacing at year 28.
A local commercial contractor, not a regional call center
On Top Roofing has operated out of 5896 Sterling Dr in Howell since 2010. We are licensed and insured in Michigan, BBB accredited with an A+ rating, and our inspectors are HAAG certified for commercial as well as residential storm damage assessment — which matters when a hail event puts your building's roof into an insurance claim. When you need us back under warranty in year seven, we are still eleven minutes from your building.
- Howell
- Brighton
- Fowlerville
- Hartland
- Pinckney
- Genoa Township
- Green Oak Township
- Hamburg Township
- Whitmore Lake
- South Lyon
- New Hudson
- Milford
- Wixom
- Novi
- Fenton
- Linden
- Grand Blanc
- Dexter
- Chelsea
- Ann Arbor
- Williamston
- Webberville
- Mason
- Okemos
- Durand
- Perry
- Owosso
Frequently asked questions
What drives the scope of a commercial roof project in Michigan?
Insulation, tear-off, and deck condition — not the membrane. A membrane replacement where the existing insulation is sound is a very different project from a full tear-off to deck with new code-required insulation. We survey the roof before we quote, because a per-square-foot number given over the phone is a guess.
What is the difference between TPO and EPDM?
TPO is a white thermoplastic membrane with heat-welded seams. It reflects heat, which reduces cooling load, and the welded seams are extremely strong when properly executed. EPDM is a black synthetic rubber with adhered or taped seams. It is forgiving to install, handles Michigan cold exceptionally well, and has a long field track record. TPO is the more common choice on new Michigan commercial work; EPDM remains an excellent choice, particularly on complex roofs or where reflectivity is not the priority.
How long does a commercial roof last?
TPO and EPDM typically deliver 20 to 30 years, PVC 25 to 35, modified bitumen 15 to 25, built-up 20 to 30, and standing seam metal 40 to 60. Those are achievable numbers with proper installation and consistent maintenance — and reliably shortened by ponding water, neglected flashings, and skipped inspections.
Can you install a new roof over the existing one?
Sometimes. A recover is faster, cheaper, and far less disruptive than a full tear-off, but it is only legitimate when the existing assembly is dry and structurally sound, and Michigan code limits how many roof coverings a building can carry. We determine that with a roof survey — core cuts or infrared scanning where warranted — before recommending it. Recovering over a wet roof traps the moisture and guarantees a shorter second failure.
Do you offer commercial roof maintenance programs?
Yes. A program includes documented spring and fall inspections, seam and flashing checks, drain and scupper clearing, minor repairs before they escalate, and a photographed condition report for your capital planning. Most manufacturer warranties also require documented maintenance, and a missed inspection is the most common reason a warranty claim gets declined.
Will a new commercial roof improve my energy performance?
It can, meaningfully — but the insulation does most of that work, not the membrane. A white reflective TPO or PVC surface reduces summer cooling load. Bringing insulation up to Michigan's Climate Zone 5 requirement of roughly R-30 is what changes the heating bill, and on older buildings with minimal existing insulation that difference can be substantial.
Do you handle commercial insurance claims?
Yes. Our inspectors are HAAG certified for commercial roof assessment, we document damage against the standards adjusters work from, and we meet your adjuster on the roof. Commercial claims frequently turn on distinguishing storm damage from age-related deterioration across a large roof area, which is exactly what a documented inspection is for.
How disruptive is a commercial roof replacement?
Less than most owners expect. We phase the tear-off so only what can be dried in the same day gets opened, schedule off-hours or weekend work where the operation requires it, coordinate rooftop HVAC with your vendor before we start, and plan staging around your parking and deliveries. Most of our commercial clients stay open throughout.
What is an NDL warranty and do I need one?
No Dollar Limit. The manufacturer covers labor and material to repair a covered leak with no cap tied to the original contract value, rather than just replacing defective material. They require a manufacturer-approved contractor and a completion inspection. Whether you need one depends on how long you intend to hold the building — on a long-hold asset the premium is usually worth it; on a building you plan to sell in three years it often is not. We will tell you which tier a system qualifies for before you sign.
How do I know if my flat roof needs replacing or just repairing?
The deciding question is whether the insulation underneath is wet. A roof with dry insulation, sound seams, and localized damage should be repaired or coated — replacing it is money burned. A roof with saturated insulation, widespread seam failure, or ponding that will not resolve needs replacement, because anything installed over wet insulation fails early. Core cuts or an infrared scan answer this definitively, and we do that before recommending a scope.
Related services
Roof ReplacementOur specialty. Full tear-off and new Owens Corning Platinum roof systems, installed by our own crews.Roof RepairLeaks, missing shingles, flashing, ice dam damage.Storm DamageHAAG-certified hail and wind damage inspections.Insurance Claim AssistancePhoto documentation and support for your storm claim.FinancingLow-interest options with fast pre-approval.
Free estimate
Get a free commercial roof survey
A documented condition report, a straight answer on repair versus restore versus recover versus replace, and a written scope you can take to your board. Most surveys are scheduled within one business week.
Call (810) 588-3933Owens Corning Platinum PreferredBBB A+ AccreditedHAAG Certified