As temperatures rise and summer storms roll in, it’s the perfect time to schedule a thorough roof checkup. While winter is often blamed for damaging commercial roofing systems, summer comes with its own set of stressors—UV radiation, thermal expansion, and humidity among them. At Motor City Roofers, we’ve seen too many Detroit-area businesses face costly repairs that could have been prevented with simple seasonal maintenance.

Even if your roof looks fine from a distance, some critical components often go unnoticed. This summer, take a closer look. Below are 10 commonly overlooked items that deserve attention during your seasonal commercial roof inspection.

1. Drainage Systems and Roof Scuppers
Clogged drains and scuppers are one of the leading causes of ponding water on flat roofs. Summer storms can deposit leaves, debris, and even nesting materials that block proper flow. If water sits too long, it weakens the membrane and accelerates leaks.

Checklist Tip: Check all internal and external drains, scuppers, and downspouts for obstructions and flush them out if needed. Look for signs of water staining around drain exits.

2. Flashing Integrity
Roof flashing—metal strips that seal transitions and penetrations—are prone to cracking, lifting, or separating with seasonal temperature swings. If flashing is compromised, water can seep underneath the membrane.

Checklist Tip: Inspect all perimeter flashing, rooftop HVAC units, skylights, and vents. Make sure there’s no rust, bending, or open seams.

3. Sealant and Caulk Degradation
Caulking around roof features like vents, hatches, and pipe boots tends to dry out and crack under high UV exposure. This minor detail is often overlooked until a leak appears.

Checklist Tip: Press gently on caulking—if it flakes or feels brittle, it's time for reapplication.

4. Roof Surface Cleanliness
Over time, dirt, bird droppings, mildew, and standing water can reduce the reflectivity of cool roof surfaces. Reduced reflectivity leads to higher internal temperatures and energy bills.

Checklist Tip: Clean the roof membrane with a manufacturer-approved solution to restore reflectivity and improve performance.

5. Roof Penetrations and Pitch Pans
Every hole in your roof—whether for wiring, plumbing, or ventilation—needs to be properly sealed. Pitch pans, which are used to seal irregular penetrations, can shrink, crack, or dry out in the summer sun.

Checklist Tip: Examine all penetrations. If sealant appears recessed, cracked, or separating from the boot, reseal immediately.

6. Parapet Walls and Coping Caps
Parapet walls are often overlooked in inspections. Deteriorated coping caps (the metal covers on top) can allow water to seep into the wall system, leading to structural issues and interior damage.

Checklist Tip: Check for loose or missing coping screws, rust stains, or movement. Any gaps between the parapet and the roof membrane should be addressed.

7. Roof Membrane Blisters or Bubbles
Summer heat causes roofing materials to expand and contract, which can lead to blistering or bubbling—especially in older built-up roofs or modified bitumen systems.

Checklist Tip: Walk the entire roof surface. Any blisters should be documented and monitored. If they’re soft or growing, they need repair.

8. HVAC Equipment and Rooftop Units (RTUs)
HVAC systems mounted on the roof are common on commercial buildings but can lead to leaks if not properly maintained. Drip pans, condensation lines, and vibration can all affect the roof surface.

Checklist Tip: Inspect around all RTUs for signs of water stains, membrane wear, or loose attachments. Make sure all unit access panels are secured to prevent wind damage.

9. Roof Edge and Perimeter
The roof edge is one of the most vulnerable areas for wind uplift and water infiltration. If the edge isn’t sealed or anchored correctly, it can fail during summer storms.

Checklist Tip: Check that edge metal is secure and that no fasteners are loose or missing. Examine the interface between the membrane and the edge for tearing or lifting.

10. Roof Access Points and Safety Equipment
Hatches, walk pads, ladders, and tie-off anchors need just as much attention as the roofing membrane. Damaged safety features not only pose a liability risk but also lead to compromised roofing materials if misused.

Checklist Tip: Ensure walk pads are intact, secure, and not causing membrane abrasion. Lubricate hatch hinges and check that access doors close and lock properly.

Bonus Tip: Inspect After StormsSummer brings unpredictable weather to the Detroit area—high winds, hail, and heavy rains. Always schedule an additional inspection following a major weather event. Catching damage early can mean the difference between a minor repair and a costly replacement.

Partner With Motor City Roofers for Expert Roof Maintenance
Even the most diligent building manager can miss hidden issues. That’s why at Motor City Roofers, we offer professional summer checkups that include detailed photo documentation, moisture scans, and a prioritized action plan.
Benefits of a Professional Roof Inspection:

• Identify early signs of wear and tear
• Extend the life of your roof
• Maintain warranty compliance
• Reduce liability and emergency repairs
• Improve energy efficiency

We serve all types of commercial properties, including warehouses, manufacturing facilities, offices, retail, and institutional buildings throughout the Detroit metro area.

Final Thoughts: Prevention Is Cheaper Than Repairs
Summer is the perfect time to assess the condition of your commercial roof. While some issues are obvious, many of the most damaging problems begin in the smallest, most overlooked places.

By focusing on the 10 areas listed above, you’ll be better prepared for the remainder of the warm season—and better protected against the demands of the fall and winter ahead.

Don’t wait until you see water stains inside your building. A quick summer checkup now can save you thousands in repairs down the line.

Schedule Your Summer Roof Checkup TodayReady to take the next step in protecting your building? Contact Motor City Roofers for a free consultation or to schedule a summer inspection.

In the heart of the Midwest, summers in Detroit can be punishing—not just for people but for commercial buildings, too. One of the most vulnerable parts of any commercial facility is the roof. Day after day, your roofing system absorbs intense solar radiation, extreme UV exposure, and dramatic heat fluctuations. Over time, these conditions can degrade roofing materials, increase energy bills, and shorten your roof’s lifespan.
At Motor City Roofers, we help building owners and property managers understand the science behind heat-resistant roofing and apply practical strategies to keep their roofs—and buildings—cooler, longer.

Why Heat Is a Silent Threat to Your Roof
Roofs, especially flat commercial systems, are exposed to the full brunt of the sun for 10+ hours a day during the summer months. Temperatures on the surface of a dark-colored roof can reach 150°F–180°F, even when the ambient air temperature is only 90°F.
This heat can cause:

• Membrane softening and blistering
• Cracking due to thermal expansion and contraction
• Accelerated UV degradation
• Higher HVAC costs due to poor thermal performance
• Shorter roof lifespan

By optimizing your roof’s ability to resist heat, you improve performance, reduce maintenance costs, and increase comfort inside the building.

Step 1: Choose the Right Reflective Roofing Material
The foundation of heat-resistant roofing begins with material selection. Some roofing materials naturally reflect more sunlight than others:
Common Cool Roofing Options:

• TPO (Thermoplastic Polyolefin): White or light-colored membrane that reflects UV rays and offers excellent heat resistance.
• PVC (Polyvinyl Chloride): Similar to TPO but more chemical-resistant, often used in restaurants and factories.
• Cool Roof Coatings (Acrylic, Silicone): Applied to existing roofs to enhance reflectivity and prolong roof life.
• Metal Roofing with Reflective Coating: Durable and heat-reflective, especially when finished with Kynar coatings or similar treatments.

At Motor City Roofers, we often recommend TPO or PVC for Detroit-area commercial clients due to their excellent solar reflectance and energy efficiency in warm months.

Step 2: Understand Solar Reflectance Index (SRI)
When comparing roofing materials, look at their Solar Reflectance Index (SRI). This rating measures how well a surface rejects solar heat. The higher the number, the better the material is at reflecting sunlight and reducing heat absorption.

• White TPO/PVC roofs: SRI of 80–100+
• Asphalt-based roofs: SRI of 0–20
• Aluminum-coated roofs: SRI of 50–70

Upgrading to a high-SRI roof can reduce surface temperatures by 50°F or more, lowering indoor temperatures and HVAC loads.

Step 3: Apply Roof Coatings for Cooling Power
If your existing roof is still in good condition but suffering from heat absorption, cool roof coatings offer an affordable retrofit solution.
Benefits of Reflective Coatings:

• Reflect up to 90% of UV rays
• Reduce surface temperature dramatically
• Prolong roof lifespan by reducing thermal stress
• Improve energy efficiency and interior comfort
• Qualify for LEED credits or utility rebates

Coatings are especially useful for aging EPDM, built-up roofs, or modified bitumen systems. We recommend a professional inspection to determine if your roof is a good candidate.

Step 4: Improve Insulation & Ventilation
Even a heat-reflective roof needs solid insulation and ventilation to optimize performance.
Insulation:A well-insulated roof acts as a thermal barrier, reducing the amount of heat transferred into your building. For flat commercial roofs, this often means adding or upgrading polyisocyanurate (ISO) board.

• Benefits: Reduced energy use, consistent indoor temps, better ROI
• Code Requirements: Michigan requires R-values between R-20 to R-30 depending on building type

Ventilation:Proper ventilation prevents heat buildup and moisture condensation in the roof system.

• Options: Ridge vents, soffit vents, mechanical exhaust fans
• Benefit: Prevents structural damage and reduces heat stress on membrane

Step 5: Monitor and Maintain
Even the best roofing systems lose effectiveness if they’re not maintained. In high-heat conditions, routine inspections become more important.
Maintenance Tips:

• Inspect for blisters or cracks caused by thermal cycling
• Check seams, flashing, and penetrations for heat-related degradation
• Keep reflective surfaces clean—dust and grime reduce reflectivity
• Reapply coatings as needed (typically every 5–10 years)

Motor City Roofers offers preventive maintenance plans to ensure your heat-resistant roof stays in peak condition year after year.

Step 6: Evaluate ROI and Energy Savings
A cool, heat-resistant roof isn't just a luxury—it’s an investment that pays back. According to the U.S. Department of Energy, cool roofing can:

• Cut cooling energy usage by up to 15%
• Lower indoor temperatures by 10°F–15°F
• Reduce HVAC wear and extend equipment life

For Detroit business owners, these benefits translate to real energy savings during summer months. Some clients report thousands of dollars in reduced utility bills annually.

Step 7: Leverage Local and Federal Incentives
Heat-resistant roofing often qualifies for financial incentives, especially when combined with insulation upgrades.
Potential Benefits:

• Section 179 Tax Deduction: Write off up to $1.22 million in qualifying roofing improvements.
• Utility Rebates: DTE and Consumers Energy occasionally offer rebates for cool roofing or insulation upgrades.
• LEED Credits: Cool roofs contribute to LEED points for green building certification.

Motor City Roofers will help you navigate eligibility requirements and submit the necessary documentation.

Bonus Tip: Landscaping & Shading
While not roof-related directly, strategic landscaping can reduce heat loads on the roof by blocking sunlight.

• Planting shade trees around the building
• Installing rooftop shade canopies
• Green roof sections to absorb heat and reduce runoff

These methods can provide passive cooling and reduce peak roof temperatures even further.

Beating the heat starts at the top. A roofing system designed with temperature resistance in mind protects your building, lowers operational costs, and extends the service life of your roof.  At Motor City Roofers, we specialize in designing and installing heat-resistant commercial roofing systems that are tailored to Michigan’s climate. Whether you need a high-SRI TPO membrane, a reflective coating retrofit, or upgraded insulation and ventilation—we’ll help you find the right solution.

Ready to Cool Down Your Roof?
Contact Motor City Roofers in Detroit today to schedule a free thermal roof evaluation and see how much you could save by optimizing your building’s temperature resistance.  Let us help your roof beat the heat—so your business can keep running cool.

When it comes to commercial roofing, there’s no such thing as a one-size-fits-all solution. Every building is unique—its use, structure, age, climate exposure, and budget all factor into determining the optimal roofing strategy. At Motor City Roofers in Detroit, Michigan, we help facility managers, building owners, and property developers determine whether they need a repair, restoration, or full replacement—and, just as importantly, which system will serve them best in the long run.
In this article, we break down how to qualify your roofing project and identify the most effective solution for your facility.

1. Start with a Professional Roof Assessment
The first step in qualifying your roofing project is conducting a comprehensive inspection. At Motor City Roofers, our inspections include:

• Visual surface inspection
• Infrared moisture scanning
• Core samples (if needed)
• Flashing, drainage, and insulation review
• Deck integrity check

This assessment gives us data on the current condition of your roof, revealing visible wear as well as hidden issues like trapped moisture or compromised insulation. We compile this data into a detailed condition report, complete with images and recommendations.

2. Consider the Type of Facility
Different facilities have different performance requirements:

• Manufacturing plants may need chemical-resistant membranes
• Warehouses may prioritize insulation and energy efficiency
• Hospitals and schools often require noise mitigation and long-term warranties
• Retail centers might favor aesthetic improvements and minimal disruption during operating hours

Understanding how your facility is used helps us determine the best roofing material, system lifespan, and installation method. For instance, a high-traffic retail location may benefit from a seamless roofing solution that installs quickly with minimal mess or odor.

3. Evaluate the Roof’s Age and History
The age of your roof—and how well it’s been maintained—plays a major role in what solutions are on the table.

• Under 10 years old: Likely eligible for targeted repairs or coatings
• 10–20 years old: May require partial replacement or restoration depending on wear
• 20+ years old: Typically due for full replacement

If the roof has experienced recurring leaks or repairs over the years, it may be more cost-effective to invest in a long-term solution like a replacement or full restoration.

4. Identify the Nature and Extent of Damage
Next, we determine whether your roof’s issues are isolated or systemic. Is the problem due to one cracked flashing or an underlying structural failure? Consider these scenarios:

• Minor issues: Punctures, blisters, seam separation—may qualify for repairs
• Moderate wear: Aging membrane, some ponding—may qualify for restoration
• Major failure: Saturated insulation, multiple leaks—likely needs replacement

At Motor City Roofers, we never recommend a full replacement if your existing roof system still has 5–10 years of life left and can be safely repaired or coated.

5. Budget Constraints and ROI Considerations
Your available budget will naturally influence your decision, but it shouldn’t be the only factor. Instead, we help you look at value over time.

6. Assess Local Climate and Environmental Exposure
Detroit’s climate includes heavy snowfall, summer heat waves, rainstorms, and freeze/thaw cycles. Your roof must be able to handle:

• Thermal expansion and contraction
• Ice damming and ponding
• UV degradation
• Wind uplift

Some materials, such as TPO and PVC, provide superior heat resistance and reflectivity. Others, like EPDM, are more flexible and withstand cold better. For facilities with high exposure to weather extremes, we may recommend reinforced systems or added insulation layers.

7. Understand Roofing Material Options
Choosing the right material is critical. Here’s a quick overview of popular commercial roofing types:

• TPO: Reflective, energy-efficient, good for warm climates
• EPDM: Durable, flexible, cost-effective for colder regions
• PVC: Resistant to chemicals and grease, ideal for restaurants and factories
• Modified Bitumen: Multi-layered, tough, great for foot traffic areas
• Metal Roofing: Extremely durable, low maintenance, high upfront cost
• Roof Coatings (Silicone, Acrylic): Extend life, seamless, ideal for restoration

We match material recommendations with your goals, usage, and budget, ensuring long-term performance and code compliance.

8. Explore Energy Efficiency & Tax Benefits
Energy-efficient roofing systems can save you thousands in utility bills and may qualify for Section 179 tax deductions or local energy rebates. These include:

• Cool roofs with high solar reflectivity
• Added insulation (meeting or exceeding R-value codes)
• Coating systems that restore existing insulation’s performance

Motor City Roofers can help you calculate your energy ROI and recommend the best energy-smart options for your Detroit-area facility.

9. Consider Maintenance Plans & Warranties
Once the project is complete, ongoing maintenance is key to maximizing your investment. We provide:

• Preventative maintenance plans
• Annual or biannual inspections
• Warranty compliance monitoring

Warranties can range from 10–30 years, depending on the system. We’ll walk you through the terms, including coverage for materials, labor, and workmanship, so you know exactly what to expect.

10. Minimize Business Disruption
If your business operates on tight schedules or houses sensitive equipment (such as in healthcare or manufacturing), installation logistics matter. We offer:

• Off-hour or weekend installations
• Low-odor and low-noise systems
• Phased replacements and weatherproofing

Our Detroit roofing crews are trained to work efficiently and professionally to keep your business running smoothly throughout the project.

Final Thoughts: What’s the Optimal Roofing Solution?
The best commercial roofing solution for your facility depends on a combination of:

• Current roof condition
• Facility use and occupancy
• Budget and energy goals
• Code compliance
• Environmental exposure
• Long-term operational needs

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At Motor City Roofers, we take the guesswork out of commercial roofing. Our team delivers expert inspections, clear recommendations, and top-tier craftsmanship to ensure your roof protects your business for years to come.

Ready to Qualify Your Project?
Call Motor City Roofers  to schedule your free commercial roof evaluation.
We don’t just install roofs—we build long-lasting solutions. Let us help you find yours.

When it comes to commercial roofing, business owners and property managers often face a critical question: Can my roof be repaired, or does it need to be replaced?
This decision can significantly affect your operational costs, building integrity, and long-term investment strategy. At Motor City Roofers, we’ve helped countless Detroit-area businesses determine the best course of action through thorough inspections, transparent evaluations, and expert recommendations.
In this article, we’ll explore the factors that determine whether a commercial roof can be repaired or whether a full replacement is the more prudent option.

1. Age of the Roof
One of the first considerations is the age of your roof. Most commercial roofing systems have an expected lifespan:

• EPDM (rubber): 20–25 years
• TPO/PVC (single-ply membranes): 20–30 years
• Built-up roofing (BUR): 20–30 years
• Metal roofing: 40–50+ years with proper maintenance

If your roof is still within its expected lifespan and has been maintained regularly, repairs may be sufficient to extend its life. However, if your roof is nearing or has exceeded its expected lifespan, replacement becomes a more reliable solution.

2. Extent of the Damage
Minor issues such as isolated leaks, ponding water, punctures, or small membrane blisters can often be repaired quickly and affordably. However, if more than 25–30% of the roof is damaged, it’s usually more cost-effective to replace the entire system rather than continue patchwork repairs that add up over time.
Here’s how to break it down:

• Repair candidates: Localized damage, one or two leaks, intact insulation, good drainage
• Replacement candidates: Widespread leaks, soggy or saturated insulation, structural compromise

3. Type of Roofing System
Different commercial roofing systems respond differently to wear and damage:

• Single-ply membranes (like TPO or PVC) are often easy to patch if damage is minimal and the membrane is in good condition.
• Built-up roofs (BUR) may be more difficult to repair due to the layered system and difficulty identifying leak origins.
• Metal roofs can often be restored with coatings or seam sealing rather than fully replaced.

At Motor City Roofers, we tailor our repair strategy based on your roofing material, ensuring that any fix we recommend is structurally sound and code-compliant.

4. Moisture Intrusion & Insulation Saturation
A key factor in deciding whether to repair or replace is what’s underneath the surface. Moisture can infiltrate through minor leaks and saturate the insulation or decking, leading to:

• Mold or mildew
• Energy inefficiency
• Structural weakening
• Compromised indoor air quality

We use infrared moisture scanning to detect wet insulation areas. If moisture is localized, we can remove and replace the affected sections. But if large areas are saturated, a full tear-off and replacement will likely be needed to restore performance and safety.

5. Code Compliance and Warranty Concerns
Building codes evolve. If your roof is outdated and doesn’t comply with the latest International Building Code (IBC) or Michigan commercial roofing regulations, major repairs might still require upgrades. Similarly, if your roof is under warranty, certain repairs must be handled by a certified contractor like Motor City Roofers to avoid voiding your coverage.
In many cases, if the repairs needed are substantial enough to trigger code upgrades, a full replacement becomes more cost-effective and compliant in the long run.

6. Cost Comparison: Repair vs. Replacement
Repairs often appear more affordable upfront, but frequent fixes can add up quickly. Consider this example:

• Repair Cost (single job): $2,000
• Repairs/year: 3–4
• Annual cost: $6,000–$8,000
• Over 3 years: $18,000–$24,000

Meanwhile, a new commercial roof might cost $40,000–$60,000 but include a 20+ year warranty, energy efficiency improvements, and a higher property value.
Our Detroit-based clients often opt for repairs as a bridge strategy—fixing urgent issues while planning for a full replacement within 12–24 months.

7. Energy Efficiency Considerations
Older roofs or those with degraded insulation significantly impact your heating and cooling costs, especially during Michigan’s extreme winters and hot summers. In these cases, repair may only address the symptom—leaks—while ignoring the root cause: poor thermal performance.
A new roof system with energy-efficient insulation and reflective membranes can deliver:

• Lower utility bills
• Tax incentives (e.g., Section 179 deductions)
• Better climate control

8. Roof Coatings as a Middle Ground
If your roof isn’t severely damaged but shows signs of aging, a roof coating system may be an ideal solution. These elastomeric or silicone coatings:

• Extend roof life by 10–15 years
• Seal small cracks and leaks
• Reflect sunlight and reduce heat absorption
• Cost 50–70% less than full replacement

Coatings work best on flat or low-slope roofs in stable condition. They're not a fix for structural issues or significant saturation but offer a cost-effective alternative for aging yet sound roofs.

9. Environmental and Disruption Factors
Replacing a roof can disrupt business operations. At Motor City Roofers, we always consider your operational needs. In some cases, targeted repairs or coatings may be preferred if:

• You have critical equipment inside
• The facility operates 24/7
• Tenant satisfaction or noise levels are a concern

We'll work with your schedule to minimize downtime whether you choose repair or replacement.

10. Professional Assessment Is Key
Ultimately, the decision to repair or replace your commercial roof comes down to a professional inspection. At Motor City Roofers, we perform a detailed on-site evaluation that includes:

• Surface condition inspection
• Moisture analysis
• Drainage evaluation
• Energy efficiency audit
• Warranty and code compliance review

Based on these findings, we provide a clear, objective report with recommendations tailored to your budget, building condition, and long-term goals.

Conclusion: Can You Repair Instead of Replace?Yes—in many cases, repairs can safely and affordably extend the life of your roof. But it's not always the right answer. Understanding the extent of the damage, underlying conditions, and lifecycle stage is crucial.

At Motor City Roofers, we help Detroit property owners and facility managers weigh the pros and cons of repair vs. replacement. We won’t sell you something you don’t need—we focus on smart, long-term roofing solutions that protect your property, budget, and peace of mind.

Need an expert opinion?
Schedule a commercial roof inspection with Motor City Roofers today. Visit MotorCityRoofers.com to get started.
Let us help you make the right call—for your roof and your bottom line.