TPO · EPDM · PVC · Standing seam
Triple-deckers, mixed-use mill buildings, small commercial, HOAs, multi-family. The economics are different from residential — the roof is a depreciating capital asset, not a personal aesthetic decision. The right roof is the one that lasts the longest per dollar with the least operational risk to the people or businesses underneath it.
GAF Master Elite · CertainTeed SELECT ShingleMaster · Owens Corning Platinum · Lifetime Workmanship Warranty
Different math, different roof
On a personal home, you might pay extra for slate because you want it. On a 12-unit apartment building, you pay for the membrane and assembly that delivers the lowest cost-per-year over a 25-year hold and minimizes the chance of a leak shutting down a rentable unit. That math is different — and it leads to different material choices.
We handle four common NE commercial scenarios: flat-roof multi-family in dense Boston/Providence/Hartford neighborhoods (TPO or EPDM membrane); small-commercial flat or low-slope (TPO, PVC, or modified bitumen depending on rooftop traffic); historic mill buildings being converted to mixed-use (standing-seam metal or asphalt over re-engineered low-slope); and HOA shared-roof systems with capital-planning constraints. Each gets a different recommendation.
Single-ply heat-welded white membrane. 25–30 year service life, excellent UV resistance, reflects heat (reduces summer cooling cost), strong return on investment for most NE flat commercial. Our default flat-roof recommendation for new commercial.
Single-ply rubber membrane, black, mechanically attached or fully adhered. 30+ year service life. Better in extreme freeze-thaw than TPO, slightly less UV resistance. Our default for triple-deckers and older multi-family where existing EPDM is being replaced.
Single-ply heat-welded, white or gray. Higher cost than TPO, but chemical-resistant — required for restaurant rooftops, some industrial uses where rooftop grease exposure is a factor. 25–30 year service life.
24-gauge steel mechanically locked seams, applicable down to 1:12 pitch. 50+ year service life. Best for historic mill conversions, prominent commercial frontages, and properties where a 30-year capital-replacement cycle is unacceptable.
Multi-ply asphalt-based torch-down or peel-and-stick. Older technology, still excellent for high-traffic rooftops (HVAC equipment access, deck construction), 20–30 year service life. Lower upfront cost than single-ply.
For HOAs and multi-property owners, we build a 20-year capital plan: which buildings to replace when, which to maintain, which to defer. Itemized by year so you can budget reserves accurately. The plan is a deliverable; you own it whether or not you hire us for the work.
Our commercial process
STEP 01
Roof condition survey, deck cores if condition is unclear, identification of HVAC and equipment that needs to be coordinated. We map out tenant impact — what we’ll do to minimize disruption.
STEP 02
Engineered specification suitable for permit and insurance. Itemized by line so you can compare bids accurately. Capital-replacement-cycle math included so you can model the project against your reserves.
STEP 03
We work around restaurant hours, tenant move-ins, retail traffic. Phased install where one large roof can’t be torn off in a single weather window. Daily progress reports during the install.
STEP 04
Manufacturer warranty filed (10–30 year membrane warranties available on commercial systems). Lifetime workmanship warranty on installation. Capital-asset documentation for your books.
Commercial + multi-family questions
Question 01
Coordinated scheduling with tenants 7-14 days ahead. Daily progress reports. Phased install where one large roof can’t be torn off in a single weather window. Restaurant rooftops worked around service hours.
Question 02
TPO ($5.50–$9.50/sf): new commercial, reflective cooling benefits. EPDM ($4.50–$8.00/sf): triple-deckers, freeze-thaw zones, more forgiving repair. PVC ($7–$12/sf): restaurants, chemical exposure. We spec based on building use, not what we have in stock.
Question 03
Yes — 20-year capital plan sequencing roofs by remaining useful life, budgeted by year. Identifies which roofs to push, which to do early, which to consolidate. Survey fee credits against the first project.
Question 04
We do. Commercial roofing permits in all 6 NE states require licensed-contractor sign-off and engineering review for replacements above certain square footage. We handle it all and provide stamped engineering when required.
After the commercial install
“We have 18 triple-deckers across Providence and Pawtucket. They built us a 20-year capital plan and started with the four worst roofs in year 1. Two years in, zero unscheduled emergency repairs across the portfolio.”
Properties manager · Providence, RI
Multi-property capital plan · 2022
“Restaurant flat-roof had been patched four times. They specced PVC for the grease exposure. Two seasons in, no issues. They coordinated install around our dinner service — no closed-day disruption.”
Owner · Cambridge, MA
Restaurant PVC roof · 2023
“Mill conversion to mixed-use. The original 1880s low-pitch sections needed standing-seam metal because we couldn\’t change the historic profile. They handled the HDC approval and engineering review.”
Developer · Lewiston, ME
Historic mill conversion · 2024
Sample testimonial cards — replace with real customer reviews.
Recent commercial projects
Replace these placeholder slots with your real project portfolio.
Next step
Photo-documented assessment. Itemized quote. We’ll tell you if repair makes more sense than replacement.
No high-pressure pitch · Walk-away friendly
Frequently asked
Installed cost in NE: TPO $5.50–$9.50/sq ft, EPDM $4.50–$8.00, PVC $7.00–$12.00. For a 5,000 sq ft commercial roof, that’s roughly $22,500–$60,000 total. We don’t always recommend the cheapest — for a restaurant with grease exposure, PVC’s chemical resistance makes it the lowest-cost option over 25 years even though it’s the most expensive at install.
Properly installed TPO and PVC: 25–30 years. EPDM: 30–40 years (the most forgiving membrane in NE freeze-thaw). Mod-bit: 20–30 years. Standing-seam metal: 50+. These are realistic numbers; the manufacturer’s printed warranty (often 20-year) is conservative.
Yes. We handle commercial permitting in all 6 NE states — most require licensed-contractor sign-off and engineering review for any flat-roof replacement over a certain square footage. We coordinate with tenants directly when the property manager prefers, or work through the manager. Standard.
Selectively. If the original membrane manufacturer is still in business and the membrane is in otherwise sound condition, we can usually do warranty-eligible repairs that the original installer would have done. If the membrane is at end-of-life, we’ll be honest about that and quote replacement instead of repeated patches.
We do this regularly for HOAs and multi-property owners — typically a 20-year capital plan that sequences roofs by remaining useful life, budgets per year, and identifies which roofs to push and which to do early to consolidate crew mobilization costs. It’s a separate engagement from any individual replacement; we charge a survey fee that gets credited against the first project.
Next step
Photo-documented assessment. Itemized quote. We’ll tell you if repair makes more sense than replacement.