Commercial Re-Roofs & Tear-Off Replacement
A commercial re-roof is a full tear-off of the existing roof down to the deck and the installation of a new system, used when core cuts show a saturated deck, a hail-fractured membrane, or a roof already at its second layer. We install TPO, PVC, EPDM, modified bitumen, and standing seam metal replacements with manufacturer system warranties.
- Full tear-off and replace
- Saturated deck or second layer
- TPO, PVC, EPDM, mod-bit, metal
- IBC recover rule
- Manufacturer system
- ANSI/SPRI, ASCE 7
What a commercial re-roof is
A re-roof removes every layer down to the structural deck and starts over. That lets us inspect the deck, fix wet decking, and rebuild the insulation and slope as needed. It is the cleanest path to a manufacturer system warranty, and it is the only honest path when the deck holds water.
A recover, by contrast, adds a new layer over the existing roof and is allowed by the International Building Code when the roof is at its first layer and the deck is dry. The decision between re-roof and recover is settled by core cuts, not by opinion, and we run core cuts on every replacement candidate before we propose a scope.
When a re-roof is and is not the right call
- +Core cuts show a wet or saturated deck
- +The roof is already at its second layer per the IBC
- +The membrane is hail-fractured beyond repair
- +Building use changed and the exposure differs
- +The owner wants a manufacturer system warranty
- -A dry first-layer roof that a recover fits
- -Surface weathering fixed by a coating
- -A budget that cannot carry a tear-off
- -A low-slope roof the owner never inspects (fix the process first)
- -A historic deck with asbestos (abate, then re-roof)
How we re-roof a commercial building
Survey and core cuts
Deck and insulation condition documented, and the recover vs replace decision settled by evidence.
Tear-off and deck prep
All layers removed to the deck, and wet or rotted decking replaced.
Insulation and slope
Tapered crickets and cover board installed where drainage or thermal loss calls for them.
Membrane or panels
The selected system installed to manufacturer specification and probe-tested where welded.
Flashing and edges
Perimeter and penetration detail built to the wind uplift rating per ASCE 7 and ANSI/SPRI ES-1.
Warranty and closeout
Manufacturer warranty registered, the photo set filed, and the building handed over dry.
Re-roof vs recover vs coating
| Option | Re-roof | Recover | Coating |
|---|---|---|---|
| Existing removed | Yes | No | No |
| Deck inspected | Yes | Partial | No |
| Life added | 15 to 25 years | 10 to 15 years | 5 to 10 years |
| Cost tier | Highest | Mid | Lowest |
Cost and life ranges are summarized on our commercial roof cost guide.
Commercial re-roof questions
What is a commercial re-roof?
A commercial re-roof is a full tear-off of the existing roof down to the structural deck and the installation of a new system. It differs from a recover, which adds a new layer over the existing roof, and from a coating, which restores the surface in place. A re-roof is the right call when the deck is saturated, the membrane is fractured, or the roof is already at its second layer per the International Building Code.
When is a tear-off required instead of a recover?
The International Building Code allows a maximum of two roof layers. A tear-off is required when a roof is already at two layers, when core cuts show a wet or saturated deck, when the membrane is hail-fractured, or when the existing insulation holds water. A recover over those conditions traps moisture and voids the new warranty.
How long does a commercial re-roof take in Lubbock?
It depends on the square footage, the number of penetrations, the system selected, and whether the deck needs repair after tear-off. A mid-size warehouse runs days, not weeks. We give an honest timeline after the survey and build to it, because an open deck over a working building is a risk we do not extend on purpose.
Which systems do you install on a re-roof?
TPO, PVC, EPDM, modified bitumen, built-up, standing seam metal, and spray foam. The system is selected by the building use, the deck type, the hail exposure, and the budget, after the survey settles the condition of the deck. The system is specified for the building, not chosen by brand preference.
Do you offer a manufacturer warranty on a re-roof?
Yes. A re-roof qualifies for the strongest manufacturer warranties, including no dollar limit warranties, when the full assembly is installed by a certified contractor to specification. Inspection, cover board, attachment, and edge metal all enter the warranty. We list every exclusion before you sign.
What does a commercial re-roof cost per square foot?
As of August 2026, typical re-roof ranges for sound South Plains commercial roofs track the system chosen: about $8 to $14 per square foot for a TPO overlay and $12 to $22 for a TPO tear-off and replace, with PVC, foam, and metal higher. Tear-off depth, insulation, deck repair, and access move the number. A recover costs more than a coating and less than a full tear-off when code allows it.
Get a condition report before you commit to a system.
Photographs, documented findings, and a written recommendation. Certificate of insurance available before contract.