When choosing commercial roof types, knowing their differences is key to making the best long-term decision for your building. At GSM Roofing, our team has spent around 80 years serving the commercial roofing industry, so we understand the importance of choosing the right materials.
In this complete guide, we break down the most common commercial roofing materials, how they perform, and what to consider when selecting the best option for your property. Whether you’re planning a new installation or evaluating a replacement, this overview will help you make a confident, long-lasting choice.
Key Factors to Consider
The optimal roofing system is never a singular, universal product. To help an owner decide, the team at GSM Roofing must evaluate:
- Building use
- Chemical/grease exposure
- Foot traffic
- Energy goals
- Code/wind requirements
- Budget
- Desired lifespan
We also review moisture and deck conditions, model insulation/tapered needs, and align the choice with manufacturer warranties that are suited to the site.
Designing a Roof for Extremes
Our climate in the Mid-Atlantic creates several major challenges for commercial roofs. The most damaging is the frequent freeze–thaw cycle, where daytime melting and nighttime refreezing stress roofing materials and make strong attachment and insulation essential.
The region also faces heavy, wet snow, which puts far more weight on roofs than light powder. This can contribute to ice damming and often necessitates careful roof snow removal to protect the roofing structure.
In summer, roofs endure thermal shock and extreme heat, with dark surfaces reaching temperatures over 170°F. Coastal areas must also account for wind uplift, following ASCE 7 standards to ensure proper fastening and protection.
Overview of the Most Common Commercial Roofing Materials
Thermoplastic Polyolefin (TPO)
In the contemporary commercial roofing landscape, TPO has emerged as the fastest-growing segment. This type of single-ply roof is generally best suited for warehousing, office, and retail sectors, based on energy goals and budget.
Advantages of TPO
- High reflectivity (making it a cool roof)
- Heat-welded seams
- A good balance of cost vs. performance
- Broad manufacturer support
- Recyclable options
Cost and Lifespan
TPO is a cost-effective solution, typically similar in cost to EPDM and lower than PVC. Its lifespan depends heavily on the membrane thickness (45–80+ mil) and maintenance, but owners can often expect 20–30 years with proper design and care.
Limitations and Strategic Fit
Despite its popularity, TPO isn’t the best choice for every situation. It has limitations in environments with continuous chemical or grease exposure, very high rooftop temperatures near dark equipment, or heavy foot traffic (unless cover boards are used).
Polyvinyl Chloride (PVC)
PVC roofing is the premium thermoplastic sibling to TPO. It is the preferred material for food processing, restaurants (due to grease/chemical resistance), and labs or industrial facilities with chemical exposure.
Benefits and Performance
PVC offers specific benefits for commercial applications, including:
- Excellent chemical and grease resistance
- The ability to perform well (even under water)
- Heat-welded seams
- High reflectivity
In terms of efficiency, white PVC is very reflective, reducing cooling loads. Its chemical formulation is superior to other single-plies, resisting fats, oils, and many chemicals better than EPDM or TPO.
Cost Justification
PVC is more expensive, often modestly higher. However, this premium is justified because of its benefits.
Learn about different factors that can affect the cost of a commercial roof.
Ethylene Propylene Diene Monomer (EPDM)
Often referred to simply as “rubber roofing,” EPDM is a thermoset synthetic rubber membrane. This type of commercial roofing is a popular choice for warehousing, office, and retail (depending on budget, similar to TPO).
Why EPDM is Popular
EPDM’s popularity stems from its proven track record, excellent weathering and hail resistance, large sheet sizes (which reduce the number of seams), and forgiving installation in cooler temperatures.
It performs exceptionally well in terms of durability, offering outstanding UV and ozone resistance.
Cost Comparison
The cost of EPDM is comparable to TPO at similar thicknesses and typically less than PVC.
Drawbacks
Compared to newer materials (like TPO or PVC), EPDM’s biggest drawbacks are lower reflectivity (unless it’s “white EPDM”), the reliance on adhesive seams rather than heat-welded ones, and less chemical/grease resistance than PVC.
Multi-Ply Bituminous Systems
Before single-plies dominated the market, “tar and gravel” was the standard. Today, modified bitumen and built-up roofing (BUR) are still commonly used, especially for high-traffic or heavy-duty applications where multi-ply redundancy and puncture resistance are valuable.
Advantages and Disadvantages
- Pros: The primary strengths are multi-ply redundancy, impact/puncture resistance, and excellent performance for traffic (especially with a cover board).
- Cons: These systems are heavier and more labor-intensive, can be slower to install, and the surfacing (gravel/cap sheets) may need periodic attention. The cost for BUR and mod-bit is generally higher than basic single-ply, varying based on ply count, adhesive type (hot, cold, self-adhered), and surfacing.
Architectural and Structural Metal Roofing
Metal roofing is the premium, long-lifecycle option. It is particularly suited for historic or specialty projects (using slate, tile, or copper) and buildings with prominent facades.
Strengths of Metal
- Exceptional longevity
- High wind resistance
- Excellent snow-shedding
- Architectural appearance
- The ability to use solar-ready clamping without penetrations
Cost vs. Value
Metal carries a higher initial cost than shingles, but offers competitive lifecycle costs due to longevity and low maintenance.
Metal is a better investment in specific situations: high snow/wind regions, steep-slope portions, prominent facades, or where long service life and low maintenance are priorities.
Liquid-Applied Restoration
As sustainability becomes a central focus, the concept of “tear-off and replace” is being challenged by “restore and preserve.”
The “Perpetually Renewable” Solution
Roof coatings are becoming longer lasting and a more viable long-term, perpetually renewable solution. Restoration involves cleaning the existing roof, repairing wet insulation, and applying a liquid membrane that cures into a seamless shield.
Emerging Technologies
Building owners should also be aware of emerging technologies (such as fluid-applied restoration where suitable, as well as enhanced reflective/cleanable membranes and self-adhered/low-odor systems for occupied buildings).
The Roof Assembly
A roof is not just the membrane; it is a system. The layers beneath the surface determine the roof’s thermal efficiency and structural resilience.
Decision Factors
When recommending a system, we look at factors, like climate and traffic:
- Cold/heat swings: push for robust attachment and cover boards
- Chemical/grease exposure: points to PVC
- Frequent service traffic: favors multi-ply or single-ply over cover boards
- Energy goals: steer toward reflective membranes and thicker insulation
Trends in Material Selection
There is a visible shift in what owners are selecting. We see a rise in white reflective single-ply (TPO/PVC) with thicker polyiso and cover boards for durability, alongside targeted use of multi-ply in heavy-duty zones and metal on steep/visible areas.
Regional Regulatory and Incentive Landscape
Sustainability is increasingly central to material selection. Cool roofs, added R-value, recyclability, and solar integration can reduce operational carbon and cost, and may even qualify for incentives.
Solar Readiness
With the rise of solar, materials must be chosen carefully. Integrated solar-ready details are becoming an emerging technology owners should know about.
Maintenance
The adage “out of sight, out of mind” is the primary cause of premature roof failure.
Warranties
Warranties differ among materials. NDL (No Dollar Limit) warranties commonly range 15–30 years, depending on membrane thickness, attachment, and details. Metal systems may carry longer finish warranties. Crucially, all require proper design and documented maintenance.
Maintenance Requirements
Building owners should know the specific roof maintenance requirements for their system: semiannual inspections, drain cleaning, prompt repair of punctures/seam issues, and protection/paths for service trades. High-traffic roofs benefit from walk pads and cover boards.
Documentation is key to keeping warranties valid.
High-Tech Diagnostics
GSM Roofing utilizes emerging technology to improve diagnostics. Drone inspections and IR thermography improve diagnostics and planning, helping owners catch issues early.
Work with GSM to Select Your Commercial Roofing Type
A professional team can help you select the right commercial roof type to support your building’s long-term goals while ensuring it is properly maintained to meet warranty requirements, should that need arise. Whether you’re building new construction or need a full roof replacement, our team is ready to help you move forward with confidence.
Contact us today to discuss the best roofing solution for your business.