Commercial Roof Replacement: One Contractor, Full Accountability

One contractor. Full accountability. No subcontractor finger-pointing.

A commercial roof replacement is the second-most-expensive line item in most facility budgets. The selection criteria that lead to a good outcome are the opposite of what wins most bids: a single accountable contractor instead of a tier of subs, written specifications referencing real industry standards instead of vague scopes, line-item pricing instead of bulk numbers, and a written phasing plan that protects operations through the install. Pro Exteriors does all of that and we don't subcontract — the crew tearing off your old roof and installing the new one is on our payroll, certified through our internal program, supervised on-site daily, and reachable for 5+ years if something needs warranty attention.

Direct Employee Crews Manufacturer-Backed Warranties

One contractor. Full accountability. No subcontractor finger-pointing.

Why Pro Exteriors for Replacement?

Six reasons procurement officers shortlist us for major commercial replacements.

Single Accountable Contractor

One firm responsible for substrate, insulation, membrane, flashings, and warranty registration. No tier of subcontractors with separate liability — when something goes wrong, you call one number.

Written Spec, Line-Item Pricing

Specifications reference ASTM standards, manufacturer system numbers, and FM Global ratings. Pricing breaks out membrane, insulation, flashings, labor, and warranty. No bulk numbers that hide markup.

Phasing Plans for Active Facilities

Tear-off and install phased to protect tenant operations. Off-hours work, weather contingencies, and equipment-staging plans documented before mobilization. Operational disruption gets quantified, not hand-waved.

Manufacturer Warranties Registered

Carlisle SynTec, Versico, GAF, Holcim Elevate, JM — current certifications across the major manufacturers. Pre-job notification filed before mobilization. Warranty registration submitted at closeout, not 'next quarter.'

Direct Employee Crews

Tear-off + install crews are Pro Exteriors employees. Same trained team across all five regions. The accountability that lets a 25-year warranty actually mean something.

Daily Photographic QA

Every install day documented with photos of substrate prep, fastener placement, seam welds (probe-tested), and flashing details. Closeout package includes the full visual record + warranty certificate.

Replacement Profiles We Specialize In

Industrial Replacements

Distribution centers and manufacturing plants where 100,000+ sq ft of failing roof has to come off and go back on without interrupting shipping. Phased install during off-hours; weather contingency built into the schedule.

Office Campus Replacements

Corporate campuses with multiple flat-roofed buildings and tenants who can't tolerate water intrusion or noise during business hours. Coordinated multi-building schedules; tenant communications managed.

Retail & Mixed-Use Overlays

When tear-off isn't economical and the existing substrate is sound, overlay (recover) installs go in over the existing membrane. 30-40% cheaper than full tear-off when conditions allow. Pre-install assessment determines which path is right.

Our Replacement Process

Assessment, Core Sampling, and Spec Development

Visual inspection, infrared moisture mapping, and physical core samples across the roof field. We document substrate condition, insulation R-value, and decking integrity before writing spec. Spec references manufacturer system, attachment method, insulation, and warranty tier.

Phasing Plan and Mobilization

Written phasing schedule for active facilities — when crew arrives, which sections come up first, where staging happens, how we coordinate with HVAC servicers and tenant deliveries. Coordination problems get solved on paper before the truck rolls.

Install with QA + Manufacturer Warranty Registration

Probe-tested seam welds. Photographically documented flashing details. 20-point final inspection. Manufacturer warranty registered before closeout walkthrough. Closeout package includes as-built photos, warranty certificate, and recommended maintenance schedule that stays with the property.

Completed Commercial Roof Replacement Projects

Case Studies

Real world results for our partners.

Dallas North Mall

Anchor-store TPO overlay completed during off-hours with zero tenant disruption. Phased install preserved retail operations through the full project.

SIZE 20K SQ FT

DOWNTIME ZERO

INDUSTRIAL

Fort Worth Logistics Center

Case study: How Pro Exteriors replaced a failing TPO roof on a Fort Worth logistics center without disrupting operations.

Commercial roof replacement means making a capital investment that affects the building envelope, your tenants and the bottom line over the next 20+ years. From beginning to end-assessment, material procurement, tear-off, installation and warranty registration-Pro Exteriors handles every step of the project under a single contract and a single point of contact. You’ll never face subcontractor handoffs, gaps in warranty protection or finger-pointing months or years down the road when something comes up. That kind of accountability makes a replacement perform than turn into a liability.

What Commercial Roof Replacement Actually Involves

The replacement of a commercial roof is fundamentally different from adding another layer over the existing one or using patched solutions at scale. It begins with a thorough inspection. This involves a detailed assessment of the existing roofing assembly, which usually includes an infrared moisture survey, performing core cuts to evaluate deck structure and membrane composition and an examination of your roof drainage system to ensure it’s adequate for current code. Skipping this initial assessment is a surefire way for contractors to win projects by submitting low bids, only to surprise owners with a change order later in the project.

After the assessment, we produce a written scope document that’ll detail: the existing roof system, the recommended replacement system along with the rationale behind material selections, the approximate tear-off tonnage we’ll be removing, any structural deck repair allowances we will include and drainage modifications necessary to meet current code. This document will then be the foundation of your contract, preventing any last-minute unpleasant surprises.

The roof tear-off is sequenced in single-day increments-only exposing the amount of deck that can be securely covered before the crew punches out for the day, thus protecting the building from weather exposure throughout the process. Next, a new single-ply membrane is installed meticulously following the manufacturer’s detailed specifications. This includes proper adhesive rates, precise seam widths, termination techniques where membranes meet walls or penetrations and all penetration flashing details. Every critical detail is documented with a series of photographs for inclusion in your warranty file.

For flat and low-slope applications, TPO, EPDM or PVC membranes are typically specified from either Carlisle, Versico or Duro-Last. The final choice will depend on the building’s thermal performance goals, its chemical exposure profile and budgetary constraints. If a project requires a high-performance vapor barrier or needs to accommodate a green roof system, we integrate Soprema’s extensive line of modified bitumen membranes. For standing-seam metal retrofits or replacement projects, we install either Sentrigard or McElroy Metal panel systems. Every specification decision we make is documented and discussed thoroughly with the owner prior to ordering materials.

We then perform a full inspection of every seam. This is followed by an inspection of drain flow to ensure proper functionality, formal registration of your warranty with the manufacturer and the delivery of a close-out package to the owner. This package includes as-built drawings showing how the new roof was installed, the applicable manufacturer’s and our installation warranty certificates and recommendations for future maintenance of the roof system.

How We Serve Dallas-Fort Worth and Our Regional Markets

We’re based in Richardson, TX and the Dallas-Fort Worth metroplex is the largest commercial roofing market for Pro Exteriors. By maintaining active crews and material staging yards all across DFW, we can mobilize projects quickly and avoid any travel cost markups on your roofing work anywhere in Dallas, Fort Worth, Plano, Irving, Arlington or any other city and its respective industrial corridors throughout the metro area.

In addition to Texas, Pro Exteriors operates a full-service commercial roofing presence in: Denver, CO, Wichita, KS, Kansas City, MO, Atlanta, GA, and Pensacola, FL. Each regional office is properly licensed locally, holds manufacturer certifications and is staffed by experienced project managers that understand the particular codes, regulations and weather exposure demands specific to each market. For example, a Denver commercial roof replacement project might be engineered with the harsh impacts of snow loads and the constant stresses of freeze-thaw cycles in mind. A roofing project in Atlanta will require careful attention to humidity levels and the high wind uplift forces experienced during hurricane season. We do not treat these regional operations as overflow-they’re fully resourced and staffed as primary company divisions.

If your organization manages properties in numerous markets, Pro Exteriors can efficiently serve as your one-stop shop for all commercial roofing needs across the country, centralizing your warranty management and routine maintenance scheduling under a single, reliable relationship. Find out how our long-term relationship with clients is built by reviewing our commercial roof maintenance program here:

Service FAQ

How long does a commercial roof replacement typically take?

Timeline depends on square footage, system type, and deck condition discovered during tear-off. A straightforward 20,000 sq ft TPO replacement on a sound deck runs 4-5 business days. Projects exceeding 50,000 sq ft or requiring significant deck repair typically run 10-15 business days. We provide a day-by-day schedule before work begins and update it in real time if conditions change. Weather holds are the most common schedule variable; we build contingency days into every project plan.

At what point does repair stop making financial sense compared to replacement?

When annual repair costs exceed 8-10% of replacement value, or when a single repair event exceeds 25% of replacement cost, replacement is almost always the better financial decision. Repeated repairs on a failing membrane also void many manufacturer warranties on adjacent sections. We provide a written cost-benefit analysis as part of our assessment — including projected repair frequency based on current system condition — so the decision is grounded in data, not a sales pitch.

Can our business stay open during the replacement?

Yes, in the overwhelming majority of cases. We stage tear-off and installation to avoid exposing more deck than we can cover in a single shift, which keeps weather risk contained and limits noise to defined windows. For manufacturing or data center environments with vibration or contamination sensitivity, we schedule membrane installation phases around production schedules and protect critical equipment with sealed barriers. We've completed replacements on occupied hospitals, distribution centers, and retail centers without a single operational shutdown.

What warranty coverage does a replacement project carry?

Every replacement project includes both a manufacturer material warranty and a Pro Exteriors installation warranty. Manufacturer coverage runs 10-30 years depending on system and tier selected; our installation warranty runs 5-10 years. Because we hold certified installer status with GAF and Carlisle, we can qualify your project for NDL (No Dollar Limit) warranty tiers that cover both materials and labor for covered failures — coverage that is not available through non-certified contractors. All warranties are registered in your name and included in the close-out package.

What happens if structural or deck damage is found during tear-off?

We document all deck deficiencies with photographs and measurements immediately upon discovery and pause installation on the affected section. You receive a written change order with scope, unit pricing, and timeline impact before any repair work begins — no surprises on the final invoice. Deck repairs typically add 1-2 days depending on extent. When damage suggests a load-bearing concern, we halt work on that section and bring in a licensed structural engineer before proceeding. Safety and documentation are non-negotiable.

Do you handle insurance claims for storm-damaged commercial roofs?

Yes. We provide comprehensive pre-claim documentation including infrared scans, core samples, and photographic damage inventories. Our project managers attend adjuster site visits, provide line-item damage assessments formatted to insurer requirements, and communicate directly with your insurance representative throughout the claims process. We do not inflate damage assessments or work on contingency-fee arrangements — our documentation reflects actual conditions, which is what moves legitimate claims forward without dispute.

Considering a commercial roof replacement?

Get a written specification and line-item proposal — DFW assessment within 5 business days. We'll tell you honestly whether replacement or repair makes more sense.

Request a Replacement Quote