Why Commercial Roof Repair Is Different
A commercial roof failure is not just a leak — it's inventory damage, an insurance claim, a tenant complaint, potentially a slip-and-fall liability, and almost always a scheduling fight with operations. Whoever fixes it has to understand the building, not just the membrane.
Residential roofers who occasionally do flat roofs usually approach commercial repair the same way they approach a residential leak: patch, hope, leave. That's why the same building gets the same leak fixed four times. Commercial roof repair done right means diagnosing the actual failure mode, repairing with the right manufacturer-spec method for that exact membrane and seam, and documenting everything so the building's file is current.
Across New Jersey we work on retail strip centers, multi-family apartment buildings, warehouses, light industrial facilities, medical offices, restaurants, and houses of worship. Every job gets the same scope-driven process: walk the roof, document what's failing and why, propose a repair method, execute to manufacturer spec, hand over the warranty paperwork.
Common Commercial Roof Problems We Repair
Active leaks during rain
Water entering the building during or right after rain — almost always traceable to a specific failed seam, penetration flashing, or drain detail. We isolate the entry point with infrared scanning and pressure testing, not by guessing.
Seam separation
Single-ply membrane (TPO, PVC) seams that have peeled, fish-mouthed, or split at the weld. We re-weld with calibrated hot-air welders and verify with a probe test — the manufacturer-spec method for a passing seam.
Flashing failures
Wall flashings, pipe boots, curb flashings, and parapet caps that have separated, cracked, or pulled away. The single most common leak source on flat roofs — fixing it right means a permanent solution, not a recurring service call.
Punctures & impact damage
Mechanical damage from HVAC service techs walking the roof, dropped tools, hail, or storm debris. We patch with manufacturer-spec membrane, hot-air weld in place, and document the repair for your warranty file.
Ponding water
Standing water 48+ hours after rain accelerates membrane breakdown. Sometimes it's a clogged drain (cheap fix), sometimes it's a low spot that needs tapered insulation (bigger scope). We diagnose which one with a level survey, then quote accordingly.
Coating-related failure
Spray-on roof coatings that delaminated, blistered, or failed to bond. We remove failed coating, address the underlying substrate issue, and either re-coat with the right primer/coating system or recommend full replacement when restoration isn't the right answer.
Membrane-Specific Repair Methods
TPO & PVC (single-ply thermoplastic)
Heat-welded patches using a hand or robotic hot-air welder set to the membrane's spec temperature. Probe-tested every linear foot of new seam. We weld matching-mil membrane (60-mil to 60-mil, 80-mil to 80-mil), use manufacturer-spec primer at any adhered detail, and replace failed pipe boots with field-fabricated boots when pre-formed parts are unavailable in the right size.
EPDM (single-ply rubber)
Splice-tape and primer at every seam. We grind back failed seams to clean membrane, apply primer to both sides, install splice tape per manufacturer width and lap spec, and finish with lap sealant at the exposed edge. For wide repair areas we use cured uncured EPDM flashing membrane. Mechanical fastener back-out gets new plates and screws, sealed with butyl tape.
Modified bitumen (Mod Bit / SBS)
Two-layer torch or cold-applied repair depending on the original system. We cut out the failed area to sound substrate, install matching base sheet, then a granulated cap sheet with proper 4-inch side lap and 6-inch end lap. All edges sealed with mastic. For blister repair we cut a cross, dry, fill with mastic, and re-roof the area.
Built-up roofing (BUR)
Less common on new builds but still on many older NJ commercial properties. We repair with hot or cold asphalt plies matching the original assembly, surface with granulated cap sheet or aggregate as the original spec required. For alligator cracking under 30% of the roof, cold-process restoration is often a viable path before full replacement.
Standing-seam & ribbed metal
Fastener replacement with oversized neoprene-backed screws, sealant renewal at panel laps, ridge cap re-bedding, and panel splice repair with butyl-tape and mechanical fasteners. For widespread sealant failure we recommend a silicone or acrylic elastomeric restoration coating system instead of one-by-one repair.
Our Commercial Repair Process
Inspection & scope
A foreman walks the roof, photographs every failure, takes core samples if the system age is unknown, and writes a scope identifying what needs to be repaired and the recommended method. You get the scope as a PDF — no pressure to sign on the spot.
Written quote
Itemized by area or failure type so you can prioritize repairs that fit your budget cycle. Pricing is broken out for labor, materials, and any disposal fees so your accounting team can categorize it cleanly.
Scheduling around your operations
We coordinate with your facility manager or property management on the access plan, working hours (we can do nights, weekends, and dawn shifts for retail/restaurants), and any tenant notification needed.
Repair execution
Manufacturer-spec materials and methods. Hot-air welded seams on single-ply, proper primer-and-cement on EPDM, two-layer torch or cold-applied on modified bitumen — whatever the original spec requires. Every repair is photographed before, during, and after.
Warranty documentation
Workmanship warranty in writing, plus updated documentation for any active NDL or manufacturer warranty on the original installation. We coordinate directly with the manufacturer if a warranty claim is in play.
Building Types We Service
- Retail strip centers & standalone storefronts
- Multi-family apartments & condo associations
- Warehouses & distribution facilities
- Light industrial & manufacturing buildings
- Medical & dental offices
- Restaurants & quick-service food
- Office buildings (1–5 story)
- Houses of worship & community centers
- Daycares & private schools
- Self-storage facilities
- Auto-service centers & dealerships
- HOA-managed common-area roofs
Commercial Roof Repair — Frequently Asked
What types of commercial roofs do you repair?
All low-slope and steep-slope commercial systems — TPO (60-mil and 80-mil), EPDM (45-mil and 60-mil, ballasted, mechanically attached, and fully adhered), PVC, modified bitumen (cold-applied and torch-down), built-up roofing (BUR / coal tar), standing-seam metal, R-panel and ribbed metal, and ballasted single-ply. We are not a coating-only contractor — we do real membrane repair, seam work, and full-system tie-ins.
How quickly can you respond to a commercial roof leak?
For active leaks during business hours we can usually have a crew on-site the same day for a temporary patch and same-week for a permanent repair scope. After-hours leaks (overnight, weekends) get a 24/7 emergency tarp response — important for retail, restaurants, and medical buildings where interior damage compounds fast. Call (862) 881-0028 and we'll triage over the phone.
Do you write scopes that work with property management and insurance?
Yes. Every commercial scope we issue is a written, photo-documented report listing the failure location, root cause, recommended repair method, materials and mil-thickness, and labor scope. Property managers can drop it straight into a work-order system. Insurance adjusters can review it without going back and forth. We don't do 'verbal quotes' on commercial work.
Can you work around our business operations?
Yes — most of our commercial repair work is scheduled around occupancy. We can stage early-morning, after-hours, or weekend work for retail and restaurants. For warehouses and light industrial we can section the roof so production never stops. We coordinate with your facility manager on roof access (interior hatch vs. exterior ladder), HVAC shutdowns if hot work is involved, and tenant notification.
What are the most common commercial roof failures you see in NJ?
On TPO and PVC: seam separation at heat-welded laps that were under-welded during install, fish-mouthing, and punctures from rooftop foot traffic. On EPDM: shrinkage pulling membrane off flashing details, splits at adhered seams, and ballast displacement. On modified bitumen and BUR: blistering, alligator cracking, and flashing failure at curbs and parapets. On metal: fastener back-out, sealant failure at penetrations, and oil-canning at unsupported panels. NJ's freeze-thaw cycling accelerates all of these.
Should we repair or replace our commercial roof?
Three factors decide it: age relative to expected service life (TPO 20–25 yrs, EPDM 25–30 yrs, modified bit 15–20 yrs, BUR 20–30 yrs), percentage of the roof exhibiting failure (under 15% = repair, 15–30% = repair + restoration coating, 30%+ = re-roof), and water intrusion at the deck level. If the deck is wet or rotted, replacement is the right call. We give you the honest answer with photo evidence — not the most-profitable answer.
Do you offer commercial roof maintenance contracts?
Yes. Annual or semi-annual preventive maintenance contracts include a documented walk, seam and flashing inspection, drain and gutter clearing, and a written condition report. Maintained roofs last 30–50% longer than reactive-only roofs, and most manufacturer NDL warranties (GAF, Carlisle, Versico, Johns Manville) require documented annual inspections to keep the warranty in force.
Are you licensed and insured for commercial work in New Jersey?
Yes. We hold the NJ Home Improvement Contractor license, general liability and workers' compensation coverage, and can issue a Certificate of Insurance naming your building, property management company, and any required additional insureds before work begins. For larger projects we can provide bonding through our insurance partner.
Got a Leak? Walk Us Through It.
Call (862) 881-0028 or send the building address and what you're seeing. We'll quote a scope visit, or dispatch an emergency tarp crew if water is entering the building right now.