The Cost of Commercial Roof Replacement in Detroit: What Business Owners Need to Know
As a business owner, maintaining your commercial building is essential to your company’s success. One of the most critical aspects of that building is the roof, as it protects your property, inventory, and employees from the elements. However, commercial roofs don’t last forever, and when your roof reaches the end of its lifespan or suffers significant damage, it may be time for a replacement.

If you own or manage a commercial building in Detroit, understanding the cost of a roof replacement is vital to make informed decisions. At Motor City Roofers, we specialize in providing high-quality commercial roofing services in Detroit and its surrounding areas. In this article, we’ll discuss the factors that influence the cost of commercial roof replacement, help you understand the investment involved, and offer insights to help you plan for this significant project.

Factors Influencing the Cost of Commercial Roof Replacement
Several factors determine the cost of replacing a commercial roof in Detroit. These variables can significantly impact the total price, and understanding each one can help you estimate your project’s budget more accurately.

1. Roof Size
The size of your commercial roof is one of the most obvious factors influencing the cost of replacement. Larger roofs require more materials and labor, increasing the overall cost. Most commercial roofs are much larger than residential ones, so a significant portion of the expense comes from the sheer scale of the project.
Roofing contractors typically charge per square foot. As of 2023, the average cost to replace a commercial roof ranges from $5 to $12 per square foot, depending on other factors, including the type of roofing material. For example, if your commercial building has a roof that’s 20,000 square feet, the cost for replacement could range between $100,000 and $240,000.

2. Roofing Material
The type of material you choose for your commercial roof replacement also significantly affects the overall cost. Common commercial roofing materials include:

• Built-up roofing (BUR): This traditional type of roofing system involves layers of asphalt, tar, and roofing felt. BUR is affordable but can be labor-intensive to install, which can increase labor costs.
• Modified Bitumen: This material is an asphalt-based roofing system that is reinforced with polyester or fiberglass. It offers durability and flexibility at a relatively moderate cost.
• EPDM (Ethylene Propylene Diene Monomer): Also known as “rubber roofing,” EPDM is a popular flat roofing material due to its durability and affordability. It is one of the more cost-effective options for commercial roofing.
• TPO (Thermoplastic Olefin): TPO is a single-ply roofing membrane that is energy-efficient, resistant to UV rays, and more durable than EPDM. TPO costs slightly more than EPDM but can offer long-term savings due to its energy efficiency.
• PVC (Polyvinyl Chloride): PVC roofing is a premium material that is highly durable, resistant to chemicals, and environmentally friendly. It is more expensive than TPO or EPDM but offers long-term performance.
• Metal Roofing: Metal roofing systems are known for their longevity and durability. While the upfront cost is higher than other materials, metal roofs can last 40 to 50 years or more, offering long-term value.

The cost of materials can range from $3 to $10 per square foot, with metal and PVC being on the higher end of the spectrum. Choosing the right material for your business depends on your budget, building type, and long-term needs.

3. Roof Accessibility
The accessibility of your roof plays a significant role in the overall cost of replacement. Roofs that are easy to access, such as flat roofs with open surrounding areas, are simpler for contractors to work on. Conversely, if your building has limited access points, multiple levels, or obstructions like HVAC units or vents, the complexity of the job increases. More complex jobs require additional safety measures, equipment, and labor, driving up the cost.

4. Existing Roof Removal

Before a new roof can be installed, the old one must be removed. In some cases, a roof overlay—installing the new roof on top of the old one—is an option, but building codes often limit how many layers can be installed. Most commercial roof replacements involve tearing off the existing roof, which can add to the labor costs.
The condition of your existing roof also affects the cost of removal. If the roof deck is damaged, rotted, or needs repairs, additional work will be required to ensure the new roof is installed on a solid foundation.

5. Roofing Permits and Building Codes
In Detroit, commercial roof replacements must comply with local building codes, and you’ll need the appropriate permits before starting the project. The cost of permits depends on the size of your building and the scope of the work. The contractor you hire should be familiar with Detroit’s building regulations and factor the cost of permits into your estimate.

6. Labor Costs
Labor is another critical component of commercial roof replacement costs. The more complex the installation, the more labor will be required, and as a result, the cost will increase. Factors like roof height, slope, and design complexity can all add to the amount of labor needed. In Detroit, labor costs can vary, but as a general rule, more experienced and reputable contractors may charge higher rates—however, this often ensures a better quality of work.

The Long-Term Value of a Commercial Roof Replacement
While the upfront cost of a commercial roof replacement may seem daunting, it’s essential to consider the long-term benefits and value it brings. Here’s why replacing your roof is a worthwhile investment:

• Energy Efficiency: Newer roofing materials, like TPO or PVC, offer improved energy efficiency by reflecting sunlight and reducing the heat load on your building. This can lead to lower cooling costs in the hot summer months, providing significant savings over time.
• Increased Property Value: A new roof can enhance the overall value of your commercial property. Should you decide to sell or lease your building, potential buyers or tenants will view a new, well-maintained roof as a valuable asset, reducing future maintenance concerns.
• Lower Maintenance Costs: An aging roof may require frequent repairs to address leaks, ponding water, or other issues. Replacing the roof eliminates these recurring expenses and ensures that your building is protected from the elements for years to come.
• Reduced Risk of Interior Damage: A damaged or worn-out roof can lead to water infiltration, which can cause costly damage to the building’s interior, including structural components, electrical systems, and inventory. A new roof provides peace of mind by preventing these issues.

Financing and Budgeting for Your Roof Replacement
Given the high cost of commercial roof replacement, many business owners in Detroit seek financing options to manage the expense. At Motor City Roofers, we work with clients to explore various financing options, including loans, leases, and payment plans, to make roof replacement more affordable.  Additionally, we recommend budgeting for roof replacement well in advance. By setting aside funds each year, you can be better prepared for this significant expense when the time comes.

Choosing the Right Roofing Contractor
Selecting a reputable commercial roofing contractor is essential to ensure the success of your project. At Motor City Roofers, we have years of experience serving the Detroit community, offering high-quality materials, expert craftsmanship, and exceptional customer service. When choosing a contractor, be sure to look for experience, references, and a clear, detailed estimate that outlines all costs involved in the roof replacement process.

The cost of commercial roof replacement in Detroit varies based on several factors, including roof size, materials, labor, and accessibility. While the price may seem steep, it’s important to view roof replacement as an investment in the long-term safety, efficiency, and value of your building. By working with experienced professionals like Motor City Roofers, you can ensure your project is completed on time, within budget, and to the highest quality standards. Whether you need a new TPO roof, metal roof restoration, or an EPDM system, we’re here to help Detroit businesses protect their investments.

  Ponding water is a significant issue for commercial flat roofs. While flat roofs are not entirely flat—designed with slight slopes for drainage—water can still accumulate in low-lying areas after heavy rains, creating small pools or "ponds." If the water remains for longer than 48 hours, it can result in what is known as ponding. While it might seem like a minor inconvenience, ponding water can lead to a range of serious problems that may compromise the integrity of your roof and building.

As professional roofing contractors in Detroit, Michigan, Motor City Roofers has seen firsthand the damage that ponding water can cause. In this article, we'll explore the potential consequences of ponding water on your commercial roof and discuss how you can prevent and address this common roofing issue.

1. Structural Damage to the Roof
One of the most significant risks of ponding water is structural damage to your roof. Water is heavy, and when it collects on your roof, it can put extra stress on the building’s structure. Over time, this additional weight can cause the roof to sag or even collapse in extreme cases. A single square foot of water that’s an inch deep weighs about 5 pounds. When water accumulates over a large area of the roof, the extra weight can become substantial.  If your roof already has minor structural weaknesses or damage, ponding water exacerbates these issues, accelerating the deterioration of the roof deck or membrane. Over time, this can lead to costly repairs or the need for a full roof replacement.

2. Increased Risk of Leaks and Water Intrusion
Ponding water increases the likelihood of leaks in your commercial roof. The water can seep into small cracks or gaps in the roofing material, eventually making its way into the underlying structure. Prolonged exposure to standing water can wear down the roof’s protective membrane, causing it to weaken and allowing moisture to penetrate. Once water infiltrates your roof, it can lead to internal water damage, including mold growth, rotting insulation, and compromised ceilings or walls.  Leaks can be particularly damaging for commercial buildings, as they may interrupt daily operations and result in significant repair costs. In some cases, tenants or businesses inside the building may need to vacate the premises temporarily while repairs are made, leading to further disruptions and lost revenue.

3. Accelerated Deterioration of Roofing Materials
​Many roofing materials are designed to be weather-resistant, but they are not meant to handle continuous exposure to standing water. Ponding water can accelerate the degradation of roofing materials like EPDM (ethylene propylene diene terpolymer), TPO (thermoplastic polyolefin), and modified bitumen. Over time, the constant moisture can break down these materials, causing them to crack, blister, or separate at the seams.
The sun’s ultraviolet (UV) rays also play a role in the deterioration of roofing materials. When water sits on the roof, it amplifies the effects of UV radiation, much like a magnifying glass. This increases the rate at which the roofing material breaks down, shortening the lifespan of the roof and potentially requiring expensive repairs or a premature replacement.

4. Growth of Mold, Algae, and Vegetation
Standing water on your commercial roof provides an ideal environment for mold, algae, and even vegetation to thrive. Mold and algae growth can be particularly harmful to roofing materials, as they can break down the protective layers and cause the roof to deteriorate more quickly. In addition to causing structural issues, mold can also affect the indoor air quality of your building, potentially leading to health problems for employees or tenants.  In some cases, vegetation may begin to grow in the ponding water, especially if dirt or debris has accumulated on the roof. Plant roots can penetrate the roof membrane, causing further damage and creating new pathways for water to enter the building. Once plants take root, they can be difficult to remove and may require costly repairs to restore the roof to its original condition.

5. Impact on Energy EfficiencyPonding water can negatively affect the energy efficiency of your commercial building. Many modern commercial roofs are designed with reflective coatings or membranes that help reduce heat absorption and keep the building cool. However, when water pools on the roof, it reduces the effectiveness of these reflective surfaces, allowing more heat to be absorbed by the roof and transferred into the building.  This can lead to increased energy costs, as your HVAC system will need to work harder to maintain a comfortable temperature inside the building. In addition to higher utility bills, a less energy-efficient building can also result in a larger carbon footprint, which is increasingly a concern for environmentally conscious businesses.

6. Voiding of Roofing Warranties
Many roofing manufacturers offer warranties that cover defects in materials or workmanship. However, most warranties have specific conditions that must be met to remain valid. One of these conditions often includes proper drainage and maintenance of the roof. If ponding water is not addressed promptly, it can void your roofing warranty, leaving you responsible for the full cost of repairs or replacement.  Failing to maintain your roof properly can also lead to insurance issues. If water damage occurs due to ponding and it’s determined that the issue was preventable, your insurance company may deny the claim, forcing you to cover the repair costs out of pocket.

7. Ice Damming in Cold Weather
In regions like Detroit, Michigan, where cold winters are common, ponding water can lead to ice dams on your commercial roof. When temperatures drop, the standing water can freeze, creating ice dams that block proper drainage. These ice dams can further damage the roofing material and increase the risk of leaks. As the ice expands and contracts, it can cause cracks in the roof membrane or even tear the material, leading to costly repairs.  Additionally, the weight of the ice can be even more damaging than the weight of standing water, as ice is heavier and more rigid, putting additional stress on the roof’s structure.

Preventing Ponding Water
The best way to avoid the consequences of ponding water on your commercial roof is through regular maintenance and proactive repairs. Here are a few tips to prevent ponding water:

1. Regular Inspections: Schedule regular roof inspections, especially after heavy rainstorms. Look for areas where water tends to pool and address any issues promptly.
2. Ensure Proper Drainage: Make sure your roof has adequate drainage systems in place, such as gutters, downspouts, and internal drains. Clear debris from these systems to ensure proper water flow.
3. Roof Slope and Design: If ponding water is a recurring issue, you may need to adjust the slope of your roof or install additional drainage solutions.
4. Roof Maintenance: Regularly clean and maintain your roof to prevent the buildup of debris that can block drains or cause water to pool.

Ponding water on your commercial roof can lead to a host of problems, including structural damage, leaks, material degradation, mold growth, and energy inefficiency. By addressing ponding water issues early and ensuring proper roof maintenance, you can extend the life of your commercial roof and avoid costly repairs. If you’re dealing with ponding water on your roof, contact Motor City Roofers in Detroit, Michigan, for a professional inspection and tailored solutions to protect your building.

Choosing the Right Roofing Material: A Comprehensive Guide by Motor City Roofers
Selecting the right roofing material for your commercial building is one of the most critical decisions you’ll make as a property owner or manager. Not only does the roof protect your structure and assets, but it also contributes to energy efficiency, aesthetic appeal, and overall building performance. At Motor City Roofers, located in Detroit, Michigan, we understand the complexities of commercial roofing, and we aim to guide you through the decision-making process to ensure you choose the best material for your unique needs.

In this article, we’ll explore the different types of commercial roofing materials available, highlighting their advantages and disadvantages, and provide some tips on how to make the best choice for your building.

1. Built-Up Roofing (BUR)Advantages:Built-up roofing (BUR), commonly referred to as “tar and gravel” roofing, is one of the oldest roofing systems in the industry. This roofing material consists of multiple layers of bitumen and reinforcing fabrics, topped with a layer of gravel or other aggregate.

• Durability: One of the primary benefits of BUR is its durability. With multiple layers, this roofing system offers excellent protection against harsh weather conditions like Detroit's snowy winters and summer heat.
• Waterproof: The layers create a waterproof membrane, which protects your building from leaks and water infiltration.
• Low Maintenance: BUR requires minimal maintenance once installed, making it a long-lasting and low-maintenance solution.

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Disadvantages:

• Installation Time: BUR can take longer to install than other roofing systems, leading to higher labor costs.
• Weight: The multiple layers can make BUR quite heavy, which may require additional structural support in some buildings.

2. Modified Bitumen RoofingAdvantages:Modified bitumen roofing is a type of asphalt roofing that has been enhanced with polymer modifiers to improve its flexibility and durability. This roofing material is commonly installed in two layers and is often used for flat or low-slope commercial roofs.

• Flexibility: Modified bitumen is more flexible than traditional BUR systems, making it a good choice for buildings that experience movement or expansion.
• UV Resistance: This roofing material offers excellent resistance to ultraviolet (UV) rays, which helps to extend the lifespan of your roof in areas with high sun exposure.
• Ease of Installation: Modified bitumen can be installed using a variety of methods, including heat welding and self-adhering sheets, making it relatively easy and quick to install.

Disadvantages:

• Potential for Damage: While modified bitumen is durable, it is not immune to punctures, tears, or damage from heavy foot traffic.
• Cost: Modified bitumen roofing systems tend to be more expensive than some other options.

3. EPDM (Ethylene Propylene Diene Monomer) RoofingAdvantages:EPDM is a type of synthetic rubber roofing membrane that is known for its flexibility, durability, and cost-effectiveness. It is particularly well-suited for flat or low-slope commercial roofs.

• Cost-Effective: EPDM is one of the most affordable roofing materials available for commercial buildings.
• Weather Resistance: EPDM is highly resistant to extreme weather conditions, including UV rays, hail, and temperature fluctuations.
• Longevity: With proper maintenance, an EPDM roof can last up to 30 years or more.

Disadvantages:

• Aesthetics: EPDM is typically available in black, which can absorb heat and raise cooling costs. However, lighter-colored options are available at a higher cost.
• Vulnerability to Punctures: While durable, EPDM can be susceptible to punctures and tears, particularly in high-traffic areas or where heavy equipment is used.

4. TPO (Thermoplastic Polyolefin) RoofingAdvantages:TPO is a single-ply roofing membrane that has gained popularity in recent years due to its energy-efficient properties and affordability. TPO roofs are typically white, which helps reflect sunlight and reduce heat absorption.

• Energy Efficiency: TPO’s reflective surface helps reduce cooling costs by reflecting UV rays, making it an ideal choice for warmer climates or buildings that need to improve energy efficiency.
• Durability: TPO is resistant to dirt, mold, and punctures, making it a low-maintenance option.
• Affordability: TPO is relatively inexpensive compared to other single-ply membranes like PVC.

Disadvantages:

• Newer Technology: TPO is still a relatively new roofing material, and long-term performance data is limited compared to EPDM and BUR.
• Installation Quality: The quality of the installation can significantly impact the performance of TPO roofs. It’s important to choose a qualified contractor like Motor City Roofers to ensure proper installation.

5. PVC (Polyvinyl Chloride) RoofingAdvantages:PVC roofing is another single-ply membrane option that is highly durable and resistant to chemicals, fire, and UV rays. It is often used on commercial buildings with flat roofs.

• Durability: PVC is known for its strength and durability, particularly in areas with chemical exposure or harsh environmental conditions.
• Energy Efficiency: Like TPO, PVC roofs are typically white and reflective, helping to reduce energy consumption by lowering cooling costs.
• Fire-Resistant: PVC is highly fire-resistant, making it a good choice for buildings that require enhanced fire safety.

Disadvantages:

• Cost: PVC is one of the more expensive roofing materials, which may make it less appealing for budget-conscious property owners.
• Brittleness: Over time, PVC can become brittle, particularly in cold climates, which may lead to cracking or other damage.

6. Metal RoofingAdvantages:Metal roofing systems have been a staple in commercial roofing for decades, known for their longevity, durability, and energy efficiency. Common metals used include steel, aluminum, and copper.

• Longevity: Metal roofs can last 40 to 70 years, making them one of the longest-lasting roofing options.
• Durability: Metal is highly resistant to fire, wind, and extreme weather conditions, making it an excellent choice for buildings in harsh environments.
• Energy Efficiency: Metal roofs reflect heat, which can help reduce cooling costs in the summer.

Disadvantages:

• Cost: Metal roofing systems are more expensive upfront compared to other roofing materials.
• Noise: Metal roofs can be noisy during heavy rain or hail unless additional insulation is installed.

7. Green RoofingAdvantages:Green roofs, also known as living roofs, involve covering the roof with vegetation and soil, creating an environmentally friendly roofing option.

• Energy Efficiency: Green roofs provide excellent insulation, helping to reduce heating and cooling costs throughout the year.
• Environmental Benefits: Green roofs help reduce stormwater runoff, improve air quality, and provide habitats for wildlife.
• Aesthetic Appeal: Green roofs add a unique and attractive feature to your building.

Disadvantages:

• Cost: Green roofs are expensive to install and require ongoing maintenance to keep the vegetation healthy.
• Structural Support: Your building may require additional structural support to handle the weight of the soil and vegetation.

How to Choose the Right Roofing Material
Choosing the right roofing material depends on several factors, including your budget, the climate in Detroit, Michigan, the design of your building, and your long-term maintenance goals. Each roofing material has its own advantages and disadvantages, and what works for one building may not be ideal for another.
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At Motor City Roofers, we take the time to understand your specific needs and recommend the best roofing solution for your commercial building. Whether you’re looking for durability, energy efficiency, or affordability, we’re here to help you make an informed decision that will protect your investment for years to come.
For more information or to schedule a consultation, contact Motor City Roofers today.

Insights from Motor City Roofers in Detroit, Michigan
As temperatures rise during the summer months, so does the heat that radiates from commercial rooftops. For property managers and business owners in Detroit, Michigan, understanding how hot your commercial roof gets in the summer is critical for several reasons, including energy efficiency, building safety, and the longevity of the roof itself. At Motor City Roofers, we've seen firsthand how the summer heat can impact commercial roofs and what steps can be taken to mitigate these effects.

Why Your Roof Heats Up
First, let’s explore why commercial roofs get so hot in the summer. There are several factors at play:

1. Roofing Materials: The type of roofing material you have plays a significant role in how much heat your roof absorbs. Dark-colored materials like asphalt shingles or traditional built-up roofing (BUR) systems tend to absorb more heat compared to lighter-colored or reflective materials. Some roofing materials can reach temperatures as high as 160°F or more on a hot day.
2. Roof Design: Flat or low-sloped roofs, which are common in commercial buildings, tend to absorb more heat than steep-sloped roofs. This is because they have a larger surface area exposed to direct sunlight for extended periods.
3. Urban Heat Island Effect: In cities like Detroit, the urban heat island effect can cause temperatures to rise significantly. The concentration of buildings, roads, and other structures absorbs and retains heat, leading to higher ambient temperatures, which in turn increases the temperature of your roof.
4. Lack of Ventilation: Poor ventilation can trap heat within the roof structure, exacerbating the effects of external heat. Proper ventilation is crucial to allowing heat to escape and keeping the roof temperature under control.

How Hot Can Your Commercial Roof Get?
On a typical summer day in Detroit, where temperatures can reach into the 90s, the surface temperature of a commercial roof can easily exceed 150°F, depending on the factors mentioned earlier. In extreme cases, the temperature can even climb to over 200°F. This intense heat can have several consequences for your building:

1. Increased Energy Costs: When your roof absorbs a significant amount of heat, it transfers that heat into the building. This makes your HVAC systems work harder to maintain a comfortable indoor temperature, leading to higher energy bills.
2. Thermal Expansion: Extreme heat causes roofing materials to expand. Over time, this constant expansion and contraction can lead to cracks, splits, and other forms of damage that compromise the integrity of your roof.
3. Shortened Roof Lifespan: Excessive heat can accelerate the aging process of your roofing materials. Asphalt, for instance, can dry out and become brittle, leading to premature failure. Other materials, like single-ply membranes, can weaken and degrade under prolonged exposure to high temperatures.
4. Safety Concerns: In some cases, extremely hot roofs can pose safety risks. For example, roof-mounted equipment like HVAC units or solar panels can become dangerously hot, potentially causing burns or other injuries to maintenance personnel.

Mitigating the Heat: Solutions and Strategies
Understanding the heat your roof endures is only part of the equation. The next step is to implement strategies to mitigate the effects of this heat, ensuring that your roof remains in good condition and your energy costs are kept in check. Here are some solutions to consider:

1. Cool Roofing Systems: One of the most effective ways to combat roof heat is by installing a cool roof. Cool roofing systems are designed with reflective materials that minimize heat absorption and keep the surface temperature lower. Materials like white TPO (thermoplastic olefin) membranes or coatings with reflective pigments can reduce roof temperatures by up to 50°F, leading to significant energy savings and extended roof life.
2. Roof Coatings: Applying a reflective roof coating is another cost-effective solution. These coatings, which can be applied to existing roofs, create a reflective barrier that reduces heat absorption. Elastomeric coatings, for example, are popular for their ability to reflect sunlight and also provide a waterproof barrier, which adds an extra layer of protection to your roof.
3. Proper Insulation: Insulation doesn’t just keep heat inside during the winter; it also helps keep heat out during the summer. By improving your roof’s insulation, you can reduce the amount of heat that penetrates into the building, thereby lowering cooling costs and reducing the strain on your HVAC systems.
4. Ventilation: As mentioned earlier, proper ventilation is key to preventing heat buildup. Ensuring that your roof has adequate ventilation systems, such as ridge vents or turbine vents, allows hot air to escape, which can lower the roof temperature and reduce the risk of heat-related damage.
5. Green Roofs: A green roof, or a roof covered in vegetation, can be an excellent way to combat heat absorption. The plants absorb sunlight and provide natural insulation, keeping the roof cool. While green roofs require a significant initial investment, they offer long-term benefits in terms of energy savings, extended roof life, and environmental impact.

Monitoring and Maintenance
Regular monitoring and maintenance are essential to managing the heat on your commercial roof. At Motor City Roofers, we recommend scheduling routine roof inspections, particularly before and after the summer season. During these inspections, we check for signs of heat-related damage, such as blisters, cracks, or worn-out areas, and make necessary repairs.

Additionally, investing in a roof monitoring system can provide real-time data on your roof’s temperature and overall condition. This information allows you to take proactive measures before minor issues turn into major problems.

Taking Action Against the Summer Heat
The summer heat can be tough on commercial roofs, especially in urban areas like Detroit. However, by understanding how hot your roof gets and implementing strategies to mitigate the effects of heat, you can protect your investment, reduce energy costs, and ensure the longevity of your roofing system.

At Motor City Roofers, we specialize in helping Detroit businesses maintain and protect their commercial roofs. Whether you’re considering a cool roof installation, need repairs, or want to schedule a seasonal inspection, our team of experts is here to assist you. Don’t let the summer heat take a toll on your roof—take action today to ensure your commercial property stays cool, safe, and efficient.
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For more information on how we can help with your commercial roofing needs, contact Motor City Roofers in Detroit, Michigan. Let’s work together to keep your building and your business protected from the summer sun.