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

​
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.

Replacing a roof is a significant investment that ensures the safety and longevity of your property. If you're a property owner in Detroit, understanding the permit requirements for roof replacement is crucial to ensure compliance with local regulations and avoid potential legal issues. Here's a comprehensive guide to help you navigate the permitting process for roof replacement in Detroit.

Understanding Detroit's General Roofing Permit Requirements
In Detroit, the necessity of obtaining a permit for roof replacement largely depends on the scope of the work:

• Re-shingling or Re-roofing: Generally, replacing existing shingles without altering the roof's structure does not require a permit. This applies when you're simply removing old shingles and installing new ones without making structural changes.
• Structural Modifications: If your roofing project involves structural changes—such as altering the roof's framework, changing the pitch, or adding dormers—a building permit is typically required. These modifications can affect the building's structural integrity and, therefore, must comply with local building codes.
• New Roof Installation: Constructing a new roof as part of a new building or a major renovation project usually necessitates obtaining a building permit to ensure adherence to safety and building standards.

Importance of Compliance
Obtaining the necessary permits for roof replacement is not just a bureaucratic step; it serves several critical purposes:

• Safety Assurance: Permits ensure that the roofing work complies with building codes, which are designed to guarantee the safety and structural integrity of the building.
• Legal Protection: Failure to obtain required permits can result in fines, legal complications, or issues when selling the property. Unpermitted work might also lead to challenges with insurance claims.
• Quality Assurance: Permitted projects are typically subject to inspections, which help verify that the work meets established standards and is performed correctly.

Steps to Obtain a Roofing Permit in Detroit

1. Consult Local Building Department: Before starting your roofing project, contact your local building department to understand specific requirements and obtain the necessary application forms.
2. Prepare Necessary Documentation: This may include detailed plans of the proposed work, contractor information, and proof of insurance.
3. Submit Application and Pay Fees: Complete the application process as directed by the local authority, which may involve paying a permit fee.
4. Schedule Inspections: Once the permit is issued, you may be required to schedule inspections at various stages of the project to ensure compliance with building codes.

Navigating the permit requirements for roof replacement in Detroit involves understanding both state guidelines and local regulations. While minor re-roofing projects may not require a permit, any work involving structural changes typically does. Always consult with your local building department before commencing work to ensure compliance and avoid potential legal issues.

At Motor City Roofers, we are committed to providing our clients with expert guidance and quality roofing services. If you're planning a roof replacement and need assistance navigating the permitting process, don't hesitate to reach out to us. Our experienced team is here to help ensure your project is completed safely, legally, and efficiently.

Your roof is one of the most critical components of your building, protecting everything beneath it from the harsh elements. Whether you own a home, retail space, office complex, or industrial building in Detroit, knowing how long your roof will last--and what factors influence its lifespan--is essential for budgeting, planning maintenance, and protecting your property investment.

At  Motor City Roofers,  we’ve worked with all kinds of roofing systems across the Detroit metro area. From scorching summers to freezing winters, our climate puts every roof to the test. In this guide, we’ll explore how long different types of roofing systems typically last, what affects their durability, signs your roof might need replacement, and how to extend its life with proper care.

Average Lifespan by Roof Type
The first step in understanding roof longevity is knowing the typical lifespan of the material used. Here’s a breakdown of the most common roofing types found on Detroit-area residential and commercial properties:

1. Asphalt Shingles (15–30 Years)
Asphalt shingles are widely used in residential properties due to their affordability and ease of installation. Standard 3-tab shingles typically last around 15–20 years, while architectural (laminate) shingles can stretch to  25–30 years  with proper maintenance.

2. Metal Roofing (40–70 Years)
Metal roofs are increasingly popular for both homes and commercial buildings. They’re durable, fire-resistant, and energy-efficient. Depending on the type of metal (steel, aluminum, or copper), and installation quality, a metal roof can last anywhere from 40 to 70 years.

3. EPDM Roofing (20–30 Years)
EPDM, also known as rubber roofing, is a common choice for flat or low-slope commercial roofs. It’s flexible and holds up well against UV rays. Expect a well-installed EPDM roof to last 20–30 years.

4. TPO Roofing (15–25 Years)
TPO (thermoplastic polyolefin) roofing systems are common on modern commercial buildings. They’re heat-welded, reflective, and resistant to chemicals. A TPO roof typically lasts  15–25 years  depending on exposure and maintenance.

5. PVC Roofing (20–30 Years)
PVC roofs are similar to TPO but often used in environments with high chemical exposure (like restaurants or factories). They’re very durable and can last  20–30 years  when properly installed and maintained.

6. Modified Bitumen/BUR (15–25 Years)
Built-up roofing (BUR) and modified bitumen systems, often referred to as hot tar roofs, are layered and durable but prone to wear over time. These roofs generally last  15–25 years  in Detroit’s climate.

7. Slate and Clay Tile (50–100+ Years)
While rare in Detroit due to their weight and cost, slate and clay tile roofs are extremely long-lasting--some can last over a century with proper maintenance.

Factors That Affect Roof Lifespan
While materials give a general expectation, many other variables determine how long a roof will actually last:
1. Detroit’s Weather
Extreme temperature swings, freeze-thaw cycles, snow accumulation, hail, and heavy rain all contribute to roof degradation. Roofs in Detroit face more challenges than those in milder climates.

2. Installation Quality
Even the best materials can fail if installed incorrectly. A roof installed by experienced professionals--like our team at Motor City Roofers--will last significantly longer and perform better over time.

3. Ventilation and Insulation
Proper attic ventilation and insulation prevent heat and moisture buildup, which can cause shingles to deteriorate or lead to condensation issues under flat roofs.

4. Maintenance and RepairsRoutine inspections, cleaning gutters, removing debris, sealing flashing, and addressing small leaks can prevent larger issues and significantly extend the life of your roof.

5. Roof Slope and DrainageFlat roofs are more prone to ponding water and leaks than sloped roofs. Ensuring proper drainage systems--like scuppers, downspouts, and interior drains--can reduce stress and water damage.

Signs Your Roof May Need ReplacementUnderstanding your roof’s age is helpful, but visual clues are just as important. Look for these warning signs:
​

• Curled, cracked, or missing shingles
• Blistering or bubbling on flat membranes
• Excessive granule loss on asphalt shingles
• Ponding water or sagging areas
• Flashing or sealant deterioration around penetrations
• Interior water stains or mold growth
• Increased energy bills due to poor insulation or ventilation

If you notice one or more of these signs--especially on an older roof--it may be time to consult a professional for an inspection.

Extending the Life of Your RoofWant to get the most from your roofing investment? Here are some tips to maximize your roof’s lifespan:

✔ Schedule Annual InspectionsWe recommend having your roof inspected at least once per year and after major storms. This helps identify and fix issues early before they turn into expensive problems.
✔ Clear Debris RegularlyLeaves, branches, and snow can clog drains and cause damage. Keep your roof and gutter systems clean.
✔ Repair Small Issues PromptlyFixing a minor leak or replacing damaged flashing now can prevent major repairs--or full replacements--later.
✔ Apply Reflective CoatingsFlat and low-slope commercial roofs benefit from roof coatings that improve UV resistance and reduce thermal expansion.
✔ Work with ProfessionalsChoose a licensed, experienced contractor who understands local building codes and weather patterns. Motor City Roofers has served Detroit for years with trusted service and top-tier craftsmanship.

When to Replace vs. Repair
If your roof is approaching the end of its expected life or has sustained significant damage, replacing it may be more cost-effective than repeated repairs. Our team offers free inspections to help you make an informed decision based on the condition of your existing system, your budget, and your building’s needs.

Final Thoughts: Know Your Roof’s Lifespan and Plan Ahead
Knowing how long your roof is likely to last allows you to budget accordingly, avoid emergency repairs, and protect your property investment. Whether you manage a single-family home, an apartment complex, or a commercial facility in Detroit, roof longevity depends on the material, installation quality, maintenance practices, and the unpredictable Michigan weather.

At Motor City Roofers, we’re committed to helping Detroit property owners get the most from their roofs. From inspections and repairs to complete replacements, we offer solutions tailored to your needs and built to withstand the Motor City’s toughest seasons.

Contact Motor City Roofers today 
for a free roof evaluation or to learn more about maintaining and extending the life of your commercial or residential roof in Detroit. We're here to keep your roof--and your investment--strong for years to come.

​Proper drainage is essential for the longevity and performance of any commercial roof system, especially in cities like Detroit where weather conditions can vary dramatically. Standing water, also known as “ponding,” is one of the leading causes of premature roof failure. That’s where roof scuppers come in--a simple yet effective drainage solution designed to help protect your building from water-related damage.
At  Motor City Roofers,  we install and maintain commercial roofing systems across the Detroit metro area, and one of the most common questions we hear from building owners and facility managers is: What exactly are scuppers, and do I need them for my roof?
This comprehensive guide will explain what scuppers are, how they work, why they matter, and how they compare to other drainage systems.

What Are Scuppers?
A roof scupper is an opening or outlet installed on the edge of a roof or parapet wall that allows water to drain off the rooftop. These openings are typically connected to downspouts, gutters, or through-wall drainage systems that direct water safely away from the building.
Scuppers are especially useful on flat or low-slope commercial roofs, where water doesn’t naturally run off like it does on pitched roofs. Without proper drainage, rainwater, snowmelt, and ice can accumulate, leading to leaks, structural damage, or even collapse in severe cases.

Types of Roof Scuppers
There are several types of scuppers, each designed for specific drainage needs and architectural styles:
1. Through-Wall Scuppers
These scuppers pass through the parapet wall and discharge water directly onto a splash block or into a downspout. They are often paired with leader heads and downspouts to carry water to the ground.

2. Spout-Type Scuppers
These are basic open holes or metal spouts that allow water to flow freely off the roof edge. They're typically used where water can be discharged onto a lower roof or ground area without risk.

3. Box Scuppers
Box scuppers are rectangular or square in shape and designed to handle larger volumes of water. They are commonly integrated into the roof’s edge and are often fitted with screens to prevent debris buildup.

4. Overflow Scuppers
These act as a secondary drainage system in case the primary drains become clogged. Installed slightly higher than the main scuppers, overflow scuppers prevent roof flooding and are a requirement under many building codes.

How Do Scuppers Work?
Scuppers rely on gravity and water’s natural flow tendencies to move moisture off the roof. During rainfall, water flows toward the lowest point of the roof, often aided by slope or tapered insulation. The water then drains through the scuppers and into a designated path--such as a downspout, drainage pipe, or storm sewer system.

In Detroit, where snow and ice can clog traditional drainage systems, scuppers provide an added level of protection by preventing ice dams and alleviating excess snowmelt.

Why Scuppers Matter for Commercial Roofing
Scuppers serve several vital functions in maintaining a healthy roof system:
✅ Prevent Water AccumulationBy allowing water to exit the roof, scuppers help avoid ponding, which can lead to membrane deterioration, leaks, and structural stress.
✅ Extend Roof LifeEfficient drainage means less wear and tear on the roof membrane, seams, and insulation--leading to a longer service life.
✅ Protect Building IntegrityWater buildup on the roof can eventually infiltrate walls, ceilings, and foundations. Scuppers keep water moving away from vulnerable building components.
✅ Meet Building Code RequirementsIn many municipalities, including Detroit, commercial buildings are required to have effective roof drainage systems. Scuppers are often part of code-compliant designs.
✅ Cost-Effective and Low-MaintenanceCompared to internal drains that may require complex plumbing, scuppers are simple, durable, and easy to maintain.

Scuppers vs. Other Drainage Systems
Let’s look at how scuppers compare to other roof drainage methods commonly used in commercial roofing.

🔹 Scuppers vs. Internal Drains
Internal drains are located in the center of the roof and connect to underground pipes. While they’re hidden and effective, they are prone to clogging and can be expensive to install and repair.
Scuppers, by contrast, are installed on the roof perimeter and are visible for easy inspection. They’re less likely to clog and easier to maintain, making them ideal for smaller commercial buildings or buildings with parapet walls.

🔹 Scuppers vs. Gutters
Gutters run along the roof edge and collect water, directing it through downspouts. While gutters are useful, they can clog easily in areas with heavy debris or ice.
Scuppers are more durable and often handle larger volumes of water more efficiently. In many flat roof designs, scuppers are used in conjunction with gutters to provide a complete drainage solution.

Best Practices for Scupper Installation and Maintenance
As Detroit’s commercial roofing experts, we recommend the following when it comes to scuppers:
✔ Proper PlacementScuppers should be installed at low points in the roof where water naturally collects. They must be sized appropriately for the square footage of the roof and anticipated rainfall volume.
✔ Use Overflow ScuppersAlways include overflow scuppers slightly above the main line. This provides a failsafe in the event of clogs or heavy downpours.
✔ Install Splash Guards or Leader HeadsDirect water away from the building with splash blocks or conductor heads that prevent damage to the building’s foundation or exterior walls.
✔ Regular MaintenanceInspect scuppers seasonally, especially in the fall and winter. Clear debris, check for rust or damage, and ensure water flows freely.

Scuppers and Detroit Weather
Detroit’s weather--marked by heavy snow, spring rains, and freeze-thaw cycles--demands a resilient drainage system. Scuppers offer a practical solution for managing variable water volumes. They’re particularly helpful in older buildings where retrofitting internal drains isn’t feasible or cost-effective.

At Motor City Roofers, we design and install commercial roof drainage systems specifically suited to Michigan’s climate. Whether you need new scuppers, repairs, or a full drainage evaluation, we provide tailored solutions that ensure your roof stands up to Detroit’s toughest conditions.

Final Thoughts
​Scuppers may be a simple component of a commercial roofing system, but they play a powerful role in preserving the health and function of your building. Easy to install, cost-effective, and highly efficient, scuppers remain one of the best drainage solutions for flat and low-slope commercial roofs.
If you’re experiencing drainage issues or want to ensure your commercial roof meets code and performs properly in all weather,  Motor City Roofers  is here to help. We bring decades of experience to every project and understand the unique challenges Detroit’s climate presents.

Contact Motor City Roofers today to schedule a roof inspection or drainage consultation. Let us help you protect your commercial investment--one scupper at a time.

Commercial roofs are vital to the integrity, safety, and functionality of any business facility. Whether it's a warehouse, office building, retail store, or industrial complex, the roof protects everything beneath it—employees, inventory, equipment, and customers. But commercial roofing systems, especially flat or low-slope ones, face unique challenges due to their design, exposure to the elements, and the wear and tear of time. At Motor City Roofers, based in Detroit, Michigan, we’ve seen firsthand how small roofing issues can quickly turn into costly problems if left unaddressed.

In this guide, we’ll explore the most common commercial roof problems, how to identify them early, and what steps property managers and business owners can take to avoid major repair bills or premature roof replacement.

1. Ponding Water
One of the most common and serious problems for flat commercial roofs is ponding water—when water accumulates and doesn’t drain within 48 hours after rainfall or snowmelt. This issue is particularly prevalent in Detroit’s freeze-thaw climate, where water can seep into tiny cracks and then expand as it freezes, causing further damage.

Signs to Watch For:

• Visible standing water after dry weather
• Discoloration or algae growth in low spots
• Sagging roof areas

Why It Matters: Prolonged ponding water can degrade roofing membranes, lead to leaks, attract pests, and add weight stress to the structure.

2. Roof Leaks and Moisture Intrusion
Leaks are perhaps the most obvious and disruptive roofing problem. Even a small leak can lead to mold growth, structural damage, and ruined insulation or ceiling tiles.

Signs to Watch For:

• Water stains on interior ceilings or walls
• Musty odors
• Dripping during or after a storm

Why It Matters: Moisture intrusion doesn’t just damage building interiors—it can compromise the roof’s insulation, reducing energy efficiency and increasing costs.

3. Flashing Damage
Flashing refers to the metal strips or membranes used to seal edges, vents, chimneys, skylights, and HVAC units on the roof. Damaged or poorly installed flashing is a leading cause of leaks.

Signs to Watch For:

• Loose or missing flashing
• Rust or corrosion
• Visible gaps near roof penetrations

Why It Matters: Flashing is your roof’s first line of defense against water intrusion at vulnerable points.

4. Blistering and Bubbling
Blisters or bubbles under the roof membrane are typically caused by trapped moisture or air between layers of roofing material. This is more common with built-up roofs and modified bitumen systems.

Signs to Watch For:

• Raised areas or bubbles on the roof surface
• Uneven texture or soft spots

Why It Matters: Blisters can eventually rupture, exposing the roof to water infiltration and accelerating membrane failure.

5. Poor Drainage Systems
Detroit commercial buildings often have internal drains, scuppers, or gutter systems that can become clogged with debris, leaves, or ice. Poor drainage leads directly to ponding, leaks, and even structural stress.

Signs to Watch For:

• Overflowing gutters or downspouts
• Water pooling near the foundation
• Blocked drain covers

Why It Matters: Proper drainage extends the life of your roof and prevents water-related damage to the building structure.

6. Membrane Shrinkage or Cracking
Single-ply roofing systems like EPDM or TPO are durable but can shrink over time, especially in climates like Detroit’s with dramatic temperature swings. This shrinkage can pull seams apart and expose vulnerable areas.

Signs to Watch For:

• Cracked seams or pulled flashing
• Exposed insulation or decking
• Brittleness in the membrane

Why It Matters: Shrinking and cracking compromise the waterproof integrity of the roof, leading to further problems if ignored.

7. Hail and Wind Damage
Severe Midwest weather can wreak havoc on commercial roofs. Hail can puncture membranes or damage flashing, while high winds can lift or tear away roofing materials, especially if they are aging or improperly installed.

Signs to Watch For:

• Dented or punctured membrane
• Missing roofing sections
• Debris on or around the roof

Why It Matters: Weather damage might not be immediately obvious but can cause cumulative harm over time.

8. Improper Repairs or Poor Installation
A significant number of roofing problems stem not from age or weather, but from subpar installation or unprofessional repairs. Cutting corners, using incorrect materials, or ignoring manufacturer guidelines can void warranties and accelerate roof failure.

Signs to Watch For:

• Inconsistent materials or patchwork
• Multiple layers of roofing
• Persistent leaks after "repairs"

Why It Matters: Investing in a reputable commercial roofing contractor like Motor City Roofers ensures your roof meets standards for performance and warranty protection.

9. Vegetation Growth
Moss, mold, algae, or even grass can sometimes grow on commercial rooftops, especially in areas where moisture accumulates. While green roofs are intentional and well-engineered, unintended growth can deteriorate the roofing surface.

Signs to Watch For:

• Green patches or black streaks
• Root systems lifting membranes
• Smells or discoloration

Why It Matters: Plant roots can penetrate roofing membranes, and the moisture retention leads to rapid decay.

10. Neglected Maintenance
Perhaps the biggest roof problem of all is neglect. Many commercial building owners only think about the roof when it leaks, rather than conducting proactive inspections and maintenance.

Signs to Watch For:

• Debris buildup
• Unsealed seams or flashing
• No record of roof inspections

Why It Matters: Regular inspections and preventative maintenance can extend the lifespan of your roof by years and reduce long-term costs.

Partner with Motor City Roofers for Expert SolutionsAt Motor City Roofers, we specialize in identifying, diagnosing, and resolving commercial roofing problems across the Detroit metro area. Our trained professionals understand the specific challenges of Michigan’s climate and commercial infrastructure, and we take pride in offering long-term solutions—not just temporary fixes.

Whether you need a roof inspection, repair, maintenance plan, or full replacement, our team is here to help. We use cutting-edge technology like infrared moisture scans, drone inspections, and digital reporting to give business owners peace of mind and clear information.

A commercial roof is a major investment, and like any investment, it needs ongoing care to perform at its best. By recognizing the early signs of common problems—ponding water, leaks, membrane wear, flashing damage, and more—you can take swift action to protect your building, employees, and business operations.
Don’t wait until a small issue becomes a crisis. Contact Motor City Roofers in Detroit today for a professional inspection or consultation. We’ll make sure your roof stands up to Michigan’s toughest seasons—year after year.

Need help with your commercial roof? Contact Motor City Roofers today for a free estimate or inspection.​

Commercial Roof Installation Guide
When it comes to commercial buildings, the roof is one of the most critical structural elements. A properly installed commercial roof protects your investment, enhances energy efficiency, and ensures the safety and comfort of the building’s occupants. At Motor City Roofers, we’ve spent years serving Detroit businesses with expert roofing solutions, and we know that successful commercial roof installation begins with planning, selecting the right materials, and working with experienced professionals. Here’s a comprehensive guide to walk you through the commercial roof installation process.

1. Assessing the Building and Existing Roof
Before anything else, a professional roof assessment is essential. Our team at Motor City Roofers conducts a full evaluation of your current roofing system, drainage setup, insulation condition, and any structural concerns. If you’re replacing an old roof, we examine whether a full tear-off is necessary or if your building is eligible for a re-roofing or restoration solution.
We also take into account Detroit’s climate—heavy snow, rain, and seasonal temperature swings all play a role in choosing the best system for your building.

2. Choosing the Right Commercial Roofing System
Not all commercial roofs are the same. Depending on the size, slope, and purpose of your building, you’ll want to choose a roofing system that meets your durability, maintenance, and energy needs.
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Common Commercial Roofing Options:

• TPO (Thermoplastic Polyolefin): Popular for its energy efficiency, durability, and UV resistance.
• EPDM (Ethylene Propylene Diene Monomer): A synthetic rubber membrane great for low-slope roofs and known for its flexibility and longevity.
• PVC (Polyvinyl Chloride): Excellent for chemical resistance and waterproofing; often used in restaurants and manufacturing facilities.
• Metal Roofing: Extremely durable and long-lasting, ideal for larger commercial and industrial facilities.
• Modified Bitumen: Offers strong performance in extreme temperatures; often used in Detroit for its rugged weather adaptability.
• Built-Up Roofing (BUR): Multiple layers of tar and gravel offer excellent waterproofing and protection.

3. Permits and Compliance
Detroit requires commercial roofing projects to meet specific building codes and regulations. At Motor City Roofers, we handle the permit process for you, ensuring your roof meets Michigan’s safety, energy, and fire codes. This step is crucial to avoid fines, delays, or potential issues during future inspections.

4. Scheduling and Preparing the Job Site
Roofing installations can disrupt normal business operations if not carefully scheduled. We work with your team to plan the best time to begin work, often targeting off-hours or low-traffic periods to minimize inconvenience.
Preparation includes:

• Setting up safety barriers
• Protecting HVAC units, skylights, and drains
• Planning material storage and waste disposal
• Notifying occupants of potential noise or disruptions

5. Removing the Old Roof (If Applicable)
For tear-off installations, the old roofing system is removed down to the deck. We assess the condition of the substrate, replacing any rotted or damaged materials. This step ensures a solid foundation for the new roofing membrane and insulation.

6. Installing Insulation and Vapor Barriers
Insulation is crucial for energy efficiency and temperature control, especially in Detroit's variable climate. We install rigid insulation boards, typically polyisocyanurate or EPS (expanded polystyrene), tailored to your building’s R-value requirements.  In some cases, a vapor barrier is installed beneath the insulation to prevent condensation build-up, particularly in high-humidity environments.

7. Membrane or Roofing System Installation
This is the core phase of your new commercial roof. Depending on the material chosen, different techniques are used:

• TPO/PVC: Installed using heat-welding for seams and fully adhered, mechanically fastened, or ballasted.
• EPDM: Typically adhered using adhesives, tapes, or fasteners.
• Metal Panels: Fastened to the structure with clips and screws, with sealants or gaskets at joints.
• Modified Bitumen/BUR: Installed using torch-applied or cold adhesive techniques, often with multiple layers.

Throughout this phase, quality control is essential. Our team meticulously inspects each step to ensure proper fastening, sealing, and alignment.

8. Flashing and Edge Detail Installation
Flashing and edge details are installed to seal the perimeter and critical areas like skylights, HVAC units, pipes, and walls. These areas are the most common source of future leaks if not properly sealed.
At Motor City Roofers, we use high-grade metal and reinforced membrane materials for flashing, ensuring long-lasting waterproof protection.

9. Drainage System Check
Proper drainage is essential for flat or low-slope commercial roofs. Ponding water can cause premature deterioration and structural issues. We check and install:

• Internal drains
• Scuppers and gutters
• Downspouts and overflow systems

All drainage components are tested for proper function before finalizing the project.

10. Final Inspection and Warranty
Before we leave the job site, a final inspection ensures that all work complies with local codes, manufacturer specifications, and our own rigorous standards.
We also provide:

• A detailed installation report
• Warranty documentation (labor and manufacturer coverage)
• Maintenance recommendations

Most commercial roofing systems we install come with warranties ranging from 15 to 30 years depending on the product.

11. Post-Installation Maintenance Planning
​Even the best roof won’t last without regular care. We recommend annual or semi-annual maintenance plans to check for minor issues, clean drains, and prevent major problems from developing. At Motor City Roofers, we offer affordable maintenance packages tailored to your specific roof type.

Why Choose Motor City Roofers?With decades of experience in Detroit’s commercial roofing industry, Motor City Roofers is your trusted partner for high-quality, code-compliant roof installations. We take pride in our craftsmanship, customer service, and ability to deliver long-lasting solutions—even in Michigan’s toughest weather.
When you hire us, you get:
✅ Licensed and insured roofing professionals
✅ Premium materials with strong manufacturer warranties
✅ Transparent pricing and detailed project timelines
✅ Local knowledge of Detroit codes and climate challenges
✅ A team that treats your business like our own

Final Thoughts
A new commercial roof is a significant investment, and proper installation is key to ensuring that investment pays off for decades. From material selection to final inspection, Motor City Roofers is committed to delivering outstanding results for every client. Whether you own a warehouse, school, retail plaza, or office building in Detroit, let us help you protect your property with a roofing system built to last.
📞 Contact Motor City Roofers today to schedule your commercial roof consultation and get started with a detailed estimate.

Commercial Roofing Innovations and Technology: The Future of Roofing in Detroit
As commercial buildings in Detroit continue to evolve with the demands of modern architecture and energy efficiency, roofing systems are no exception. At Motor City Roofers, we’ve witnessed firsthand how innovations in commercial roofing have transformed the industry, enhancing everything from durability and environmental performance to cost-effectiveness and safety.
In this article, we’ll explore the most significant innovations and technological advances in commercial roofing and explain how they’re shaping the future of commercial structures across the Motor City.

1. Cool Roofing SystemsOne of the most impactful advances in commercial roofing is the development of cool roofing technology. These systems are designed to reflect more sunlight and absorb less heat than traditional roofs, which helps reduce building cooling costs—a major benefit for Detroit's warm summer months.
How it works: Cool roofs use reflective materials like white TPO membranes, elastomeric coatings, or specially engineered asphalt shingles. They significantly lower roof surface temperatures, sometimes by as much as 50°F, decreasing the need for HVAC usage.
Benefits:

• Lower energy bills
• Improved indoor comfort
• Extended roof lifespan
• Contribution to urban heat island mitigation

2. Green (Vegetative) RoofsDetroit’s push for sustainability has made green roofs increasingly popular in the commercial sector. These systems incorporate soil and vegetation over waterproof membranes, turning roof space into living, breathing ecosystems.
Benefits:

• Enhanced stormwater management
• Improved insulation
• Aesthetic appeal and community value
• Increased biodiversity

Though they require more upfront planning and investment, green roofs have proven to be a strong long-term investment in both property value and environmental stewardship.

3. Roof Coating TechnologiesRoof coatings have come a long way, offering solutions for restoring and protecting aging commercial roofs without a full tear-off. Silicone, acrylic, and polyurethane coatings provide waterproofing, UV resistance, and thermal reflection.
Innovative Feature: Some modern coatings can even be applied in wet conditions or come with antimicrobial and mold-resistant properties.
Why it matters for Detroit: Coatings are ideal for extending the life of roofs battered by Michigan’s freeze-thaw cycles and snow loads. This can save building owners significant money while minimizing disruption to their operations.

4. Drones for Inspections and MaintenanceDrones are revolutionizing how roofing contractors conduct inspections and assessments. At Motor City Roofers, we’ve integrated drone technology into our services to deliver faster, safer, and more accurate evaluations.
Advantages:

• No need for ladders or scaffolding
• Access to hard-to-reach areas
• High-resolution imagery and thermal scans
• Real-time documentation for insurance claims and reports

Drones also enable us to conduct more frequent inspections, helping building owners in Detroit identify and address issues before they become costly problems.

5. Smart Roof Monitoring SystemsThe rise of the Internet of Things (IoT) has reached the roofing industry through smart monitoring systems. These systems use embedded sensors to track roof conditions in real-time, including moisture levels, temperature, and structural movement.
Benefits:

• Early leak detection
• Better energy usage tracking
• Long-term data for preventative maintenance
• Peace of mind for property managers

These systems are especially useful in Detroit’s older commercial buildings, where hidden roof damage could lead to significant business interruptions.

6. Single-Ply Membrane AdvancementsWhile EPDM, TPO, and PVC roofing systems have been around for a while, new formulations and installation techniques have improved their performance significantly. Advanced welding techniques, thicker membranes, and reinforced materials are increasing resistance to punctures, tears, and UV degradation.
TPO (Thermoplastic Olefin) has seen widespread adoption due to its energy efficiency, chemical resistance, and relatively low cost. It’s a favorite for Detroit’s industrial and warehouse facilities.

7. Sustainable Materials and Recycling ProgramsEnvironmental concerns have driven a demand for recyclable and sustainable roofing materials. Modern manufacturers now offer membranes and insulation made from recycled content, and many roofing systems are designed to be recyclable at the end of their lifespan.
LEED Points & Tax Incentives: In Detroit, investing in sustainable roofing can also help businesses qualify for LEED certification or take advantage of federal and state tax incentives.

8. Advanced Insulation TechnologiesInsulation plays a key role in the energy efficiency of commercial roofing. New developments in polyiso, spray foam, and rigid foam insulation provide higher R-values with thinner profiles, allowing for better performance without the need for heavy structural reinforcements.
Why this matters in Detroit: Improved insulation helps regulate interior temperatures during both hot summers and cold Michigan winters, cutting energy costs year-round.

9. Robotic Roofing InstallationAutomation is beginning to find its place in the roofing industry. Robotic welders and installation tools ensure precision, reduce labor costs, and increase safety. These machines can lay down and seal membranes more consistently than human workers, improving long-term durability.
While not yet widespread in Detroit, we at Motor City Roofers are watching this space closely, as it promises to make installations faster, safer, and more efficient in the coming years.

10. Fire-Resistant and Impact-Resistant Roofing SystemsCommercial buildings in urban areas like Detroit benefit from roofing systems that offer enhanced fire and impact resistance. Modified bitumen systems with fire-retardant granules or reinforced membranes are now standard in many high-risk zones.
With more severe storms and environmental events in recent years, durability is more critical than ever.

Final Thoughts from Motor City RoofersAs Detroit continues to grow and modernize, the demand for high-performing, sustainable, and smart commercial roofing systems will only increase. At Motor City Roofers, we’re proud to lead the way by embracing these innovations and delivering cutting-edge solutions to our clients.
Whether you’re managing an aging warehouse in the industrial corridor, building a new retail space downtown, or planning energy upgrades for a large office building, today’s roofing technology can offer smarter, safer, and more cost-effective results than ever before.
If you're considering upgrades to your commercial roof or want to explore how modern innovations can benefit your building, contact Motor City Roofers today. We're here to bring Detroit’s roofs into the future—one innovation at a time.

Commercial Roofing Regulations and Compliance: What Detroit Property Owners Need to Know
When it comes to commercial roofing, ensuring a job is done right isn’t just about the materials used or the craftsmanship involved—it’s also about strict adherence to local, state, and federal regulations. For commercial property owners in Detroit, understanding roofing codes and compliance requirements is essential to avoiding fines, project delays, and potential safety risks. At Motor City Roofers, we believe informed decisions lead to better, longer-lasting roofing systems.  In this guide, we’ll walk you through the key commercial roofing regulations and compliance standards that Detroit businesses must follow.

1. Why Roofing Regulations Matter
Commercial roofing regulations exist to ensure safety, energy efficiency, environmental protection, and building performance. Whether you’re replacing an old roof, installing a new one, or conducting a major repair, staying in compliance protects your investment and the people who work inside your building.
Failing to comply can result in:

• Hefty fines
• Forced removal or reinstallation
• Increased insurance premiums
• Legal liability in the event of an accident

2. Local Detroit Building Codes
Detroit follows the Michigan Building Code (based on the International Building Code, or IBC) with local amendments specific to climate, urban planning, and city infrastructure.

Key Local Considerations Include:

• Wind uplift resistance: Detroit experiences high wind events, so your commercial roof must meet specific uplift standards. Systems must be rated for wind resistance appropriate to the building’s height and location.
• Snow load capacity: Commercial roofs in Michigan need to be able to withstand heavy snow loads. Flat and low-slope roofs must have proper structural reinforcement.
• Drainage systems: All roofs must have adequate drainage to avoid ponding water, which can compromise structural integrity and lead to code violations.
• Fire classification: Roof materials must meet Class A fire ratings in commercial applications to minimize fire risk.

Before starting any roofing work, permits must be obtained from the City of Detroit Buildings, Safety Engineering and Environmental Department (BSEED).

3. Energy Efficiency and Green Standards
Michigan enforces energy codes under the Michigan Energy Code, based on the IECC (International Energy Conservation Code). This includes regulations for insulation, reflectivity, and overall energy performance.

Cool Roofs and Reflective Materials:
Motor City Roofers installs cool roofing systems designed to reduce heat absorption. These systems must meet reflectivity standards and are sometimes required for certain commercial projects in urban areas to help combat the heat island effect.

Insulation Requirements:
Current Michigan code mandates minimum R-values for roof assemblies. For most low-slope commercial buildings in Detroit, the roof assembly must achieve an R-30 or higher insulation value.

4. OSHA Safety Standards
Compliance with OSHA (Occupational Safety and Health Administration) regulations is critical during any commercial roofing project. These rules ensure the safety of workers and others on the jobsite.
Important OSHA considerations include:

• Fall protection systems (guardrails, harnesses, safety nets)
• Proper ladder and scaffolding use
• Hazard communication for chemicals and materials
• Training requirements for all personnel

At Motor City Roofers, we are fully OSHA-compliant and ensure that all workers are trained and equipped to meet safety standards.

5. Environmental and Stormwater Management Compliance
In Detroit, stormwater management is a key regulatory concern, especially on large commercial properties.

• Green infrastructure: New roof systems may be required to include green elements such as vegetative roofing or stormwater detention.
• Runoff management: Roofing systems must not contribute to excessive runoff. Downspouts, gutters, and scuppers must be properly sized and routed.

Motor City Roofers works with property owners to design compliant drainage systems that meet Detroit Water and Sewerage Department (DWSD) guidelines.

6. Manufacturer Warranty Compliance
Many commercial roof systems come with manufacturer warranties—some lasting 20 years or more. But these warranties often come with specific installation guidelines and maintenance requirements that must be followed precisely.

• Improper installation can void a warranty
• Skipping required inspections can result in denied claims
• Using non-approved repair methods or incompatible materials may also breach warranty terms

Our team is certified to install and maintain systems from leading manufacturers, ensuring all warranty conditions are met.

7. Documentation and Recordkeeping
For every commercial roofing project, it’s essential to maintain clear documentation:

• Permit approvals and inspections
• Manufacturer specifications
• Warranties
• Maintenance records
• Photographic evidence of installation process

These records can prove vital if there’s ever a dispute, warranty claim, or insurance issue. At Motor City Roofers, we provide our clients with a comprehensive project binder after every job.

8. When to Call a Professional for Compliance
Navigating roofing compliance can be overwhelming, especially for larger facilities or unique building types. That's where we come in.

Motor City Roofers offers:

• Compliance audits for existing roofs
• Assistance with permitting and code research
• Licensed and insured installation crews
• Ongoing maintenance plans to keep your roof within warranty and regulation

Whether you're planning a new install, need repairs, or want to ensure your current system is code-compliant, we’re your trusted local experts in Detroit.

Understanding and following commercial roofing regulations in Detroit isn’t optional—it’s essential. From wind and snow load requirements to OSHA rules and energy codes, the standards exist to protect your building, your employees, and your bottom line.

​At Motor City Roofers, we do more than install roofs—we ensure that every project is legally sound, structurally safe, and built to last. When you work with us, you get more than a contractor—you get a compliance partner.
Contact Motor City Roofers today for a consultation, compliance check, or to schedule your next commercial roofing project in Detroit.