Understanding the Different Types of Commercial Roofing Systems: A Comprehensive Guide for Business Owners and Contractors

What Are Commercial Roofing Systems?

Commercial roofing systems are designed to protect large structures like warehouses, office buildings, restaurants, retail spaces, and industrial facilities. Unlike residential roofs that usually have steep slopes and are made of shingles or tiles, commercial roof types are often flat or low-sloped.

Because of these flatter designs, they need materials that can handle pooling water, extreme temperatures, foot traffic, and equipment installations like HVAC units. That’s why commercial roof systems are typically made from more durable, weather-resistant materials and installed using specific methods that prioritize performance over aesthetics.

Understanding the differences between each system can help you avoid costly mistakes and long-term maintenance headaches. Let’s break down the most popular commercial roof systems available today.

Built-Up Roofing (BUR): Old-School Reliability

Built-Up Roofing—often called “tar and gravel” roofs—has been around for over a century. It’s made of alternating layers of bitumen (asphalt) and reinforcing fabrics, finished with a layer of gravel or a reflective coating.

Why businesses choose BUR:

• Strong weather resistance due to its multi-layer structure
• Good fire protection (especially with gravel on top)
• Thick layers help reduce heat transfer and noise

What to consider:
BUR can be time-consuming and labor-intensive to install. It’s also heavier than other systems, which means your building needs to be able to handle the load. Repairs can be tricky, too, as finding the exact leak source under multiple layers is challenging.

Best for: Flat roofs that need high durability and insulation, especially in areas with hot sun or fire risks.

Modified Bitumen Roofing: The Flexible Upgrade

Think of modified bitumen as a modern twist on BUR. Instead of traditional asphalt layers, it uses rubber or plastic modifiers that make it more flexible and resistant to cracking.

Why it works well:

• More flexibility in cold and hot climates
• Comes in peel-and-stick, torch-down, or cold adhesive options
• Can handle foot traffic better than many other systems

Considerations:
It offers slightly better durability than BUR and can be easier to install. But it’s still more labor-intensive compared to single-ply membranes like TPO or EPDM.

Best for: Buildings that need a durable but more modern roof with better flexibility.

EPDM Rubber Roofing: The Long-Term Performer

EPDM stands for Ethylene Propylene Diene Monomer—a fancy name for synthetic rubber. It’s one of the most cost-effective and long-lasting flat roofing systems out there.

Key benefits:

• Lasts 30+ years with proper maintenance
• Available in large sheets, which means fewer seams = fewer leak points
• Black EPDM absorbs heat in colder areas; white versions reflect sun for energy savings

What to keep in mind:
It’s not the most stylish, but it gets the job done. It’s also sensitive to sharp objects or heavy foot traffic, so occasional inspections are essential.

Best for: Cost-conscious business owners looking for durability and simple maintenance.

TPO Roofing: Energy Savings Without the High Cost

TPO (Thermoplastic Olefin) is one of the fastest-growing types of commercial roof systems—and for good reason. It’s budget-friendly, energy-efficient, and relatively easy to install.

Why TPO stands out:

• Reflects UV rays to keep buildings cooler
• Comes in white or light colors to boost energy savings
• Can be mechanically attached or fully adhered
• Typically lasts 20–30 years

Considerations:
The material can vary in quality depending on the manufacturer, so it’s crucial to work with a contractor familiar with proper installation techniques.

Best for: Businesses focused on energy efficiency and cost-effective installation.

PVC Membrane Roofing: High Performance for Tough Jobs

PVC (Polyvinyl Chloride) is a single-ply membrane that’s strong, chemical-resistant, and fire-retardant. It’s popular in places like restaurants or factories where exposure to grease or chemicals is common.

PVC’s strong points:

• Extremely durable under chemical exposure
• Fire-resistant and strong seams thanks to heat welding
• Reflective surface helps with energy bills

Watch out for:
PVC roofs can be more expensive than TPO or EPDM, but they often make up for it with performance and durability.

Best for: Industrial or commercial buildings exposed to harsh substances or fire hazards.

Metal Roofing: Built to Last Decades

Metal roofs aren’t just for barns and warehouses anymore—they’re now a popular, long-lasting choice for many commercial structures.

Top benefits:

• Can last 40–70 years
• Withstands wind, hail, and snow
• Reflects solar heat to reduce cooling costs
• Lightweight and recyclable

   

   

Potential drawbacks:
Noise during storms and a higher upfront cost. However, the low maintenance and extreme lifespan make it worth the investment for many.

Best for: Long-term building owners who want a low-maintenance, high-performance roof.

Green Roofing Systems: The Eco-Friendly Option

Green roofs are exactly what they sound like—living plants grown over a waterproof membrane. They’re becoming more popular in cities and eco-conscious communities.

Benefits include:

• Natural insulation helps with energy savings
• Reduces stormwater runoff
• Creates habitat for wildlife and improves air quality

Things to consider:
Higher upfront costs, plus the need for structural support and ongoing maintenance. But the energy savings and environmental impact can pay off over time.

Best for: Businesses aiming for sustainability, energy efficiency, and LEED certifications.

Comparing Roof Types: What Matters Most

Here’s a quick side-by-side look at common commercial roofing systems:

Roofing Type	Lifespan	Energy Efficiency	Maintenance	Best For
BUR	20–30 years	Moderate	Medium	Durability on flat roofs
Modified Bitumen	20–30 years	Moderate	Medium	Flexibility in temperature swings
EPDM	30+ years	High (white)	Low	Budget-conscious owners
TPO	20–30 years	Very High	Low	Energy savings, cost-efficiency
PVC	25–35 years	High	Low	Chemical or fire-prone areas
Metal	40–70 years	High	Very Low	Long-term investment
Green Roofing	30–50 years	Very High	Medium–High	Eco-friendly businesses

 Tips for Choosing the Right Commercial Roofing System

• Consider the climate. Hot, sunny areas benefit from reflective roofs like TPO or PVC.
• Look at your budget. Don’t just focus on the upfront cost—factor in lifespan and maintenance.
• Think about foot traffic. If workers frequently access the roof, choose something that handles wear and tear.
• Assess your goals. Are you aiming for energy efficiency? Longevity? Sustainability? Match your roof to your priorities.
• Work with experienced pros. A great product poorly installed won’t last.

Commercial Roof Maintenance Must-Knows

Even the best roof won’t last long if it’s ignored. Create a regular maintenance plan that includes:

• Bi-annual inspections (spring and fall)
• Clearing drains and gutters
• Checking for membrane damage or loose flashing
• Repairing small issues before they grow
• Keeping a log of repairs and inspection notes

Preventive care goes a long way in protecting your investment.

Common Roofing Issues and How to Prevent Them

Leaks are the #1 complaint with commercial roof types. These often come from poor installation, cracked seams, or neglected maintenance.

Ponding water can lead to rot, mold, and leaks if drainage isn’t working properly.

Membrane damage from foot traffic, tools, or sharp debris should be addressed right away.

Solution: Invest in annual inspections, quick repairs, and proper staff training for rooftop access.

Final Thoughts on Selecting a Commercial Roof

There’s no one-size-fits-all answer when it comes to choosing the best commercial roofing system. Every business is different—what works for a warehouse might not suit a downtown office or retail building.

The key is to understand your building’s needs, the conditions it’s exposed to, and your long-term goals. Whether you’re leaning toward cost-effective EPDM, energy-saving TPO, or a sustainable green roof, making the right decision starts with knowledge.