The stakes are high when you’re a building owner in charge of selecting the right commercial roofing material in Chicagoland. Replacing the roof on a commercial building is a significant investment that can run anywhere from $7-$9 square foot, depending on the commercial roofing materials, the roof size and other factors.
Before you decide on your commercial roofing material, know that doing your research and knowing your options for is essential. Since the cost of commercial roofing materials is at least 40% of the your entire project, knowing a little about what you are buying makes perfect sense.
How Do I Select My Commercial Roofing Materials?
There is no “one size fits all” answer to this question! The perfect commercial roofing material for your job depends upon many factors unique to your situation. Here are just a few to consider.
- Local Weather. In our hometown, customers are concerned with the increasing severity of Chicagoland storms in the Spring and Summer. Homeowners prioritize commercial roofing materials that withstand hail and high winds. Snow accumulation and freeze-thaw cycles are also a consideration. Commercial properties typically have flat roofs, and snow can build up and require removal. Your commercial roofing materials should withstand any possible snow removal operations several times a year, as well as the force of melting water, hailstorms, and ponding that is often a challenge on Midwest commercial roofs.
- The cost of your commercial roofing materials will vary, but it is unwise to prioritize price over quality. Durability and longevity often go hand in hand with cost.
- Roof Slope. If you are putting a new roof on an industrial or warehouse space, you are typically dealing with a low slope roof. Your commercial roofing material should stand up to the challenges of a low slope roof and be able to withstand excessive UV rays, water ponding, leaks, and roof shrinking.
- Building Use. Will the roof be used for recreational purposes? Will it be housing excessive HVAC equipment? Or solar panels? Discuss the needs of your roof with your commercial roofer and factor in the commercial roofing materials that are most suitable for your needs. You may need to select more durable, high-quality commercial roofing materials for a roof anticipating moderate to heavy foot traffic.
- Lifespan Expectations. Everyone wants their roof to last forever, but every material has a lifespan. How long will you be responsible for the maintenance of the property? Your investment in the commercial roofing material may determine the type of roof you want to install.
Top Types of Commercial Roofing Material Systems
According to Roofing Contractor, the most popular commercial roofing materials used by contractors are single-ply at 88% and metal roofing systems at 83%. Plus, the commercial roofers are optimistic about sales and 85% of them anticipate industry growth over the next three years.
Single-Ply Roofing
Single-ply roofing has been around since the 1960s because of its easy installation and durability. Single ply has been perfected to be highly resistant to punctures, tears, mold, mildew, and UV damage. Although single-ply roofing can be made of different commercial roofing materials, it can last for decades.
The two most common types of single-ply roofing are Thermoplastics (TPO and PVC) and Thermosets (EPDM ). Thermoplastics can be softened and reshaped with heat, while thermosets cannot.
- TPO (Thermoplastic Polyolefin) is a commonly-used single-ply commercial roofing material in Chicago. It is temperature resistant from -40 degrees to 160 degrees–much hotter and colder than the temperatures we usually see on commercial roofs in Chicago. It is also known for its exceptional waterproofing capabilities. TPO’s reflective surface can help keep your building cool in the summer. TPO makes an excellent 15–30-year roof for retail centers, manufacturing facilities, warehouses, and new construction. You can expect to pay $5-$6 a square foot There are different thicknesses of membrane available (i.e., 45mil, 60 mil, etc.), so your choice will add to the overall cost of the roof.
- PVC Membrane (polyvinyl chloride) is a premium commercial roofing material choice for low-slope roofs with costs ranging from $5.15 to $14.65 a square foot. It is not made in the same way as the PVC you might see in your home as pipes or house trim. The PVC membrane includes plastic that stays flexible over the life of the roof. It is extremely durable, fire-resistant and has great chemical resistance, so it is a good choice for restaurants, factories, and airports. You can expect to pay Life span is approximately 20-30 years. Like TPO, PVC membrane comes in different thicknesses (i.e., 50-80mil) which will affect your overall cost.
EPDM Roofing (Ethylene propylene diene monomer)
EPDM is a thermoset rubber commercial roofing material that tends to absorb and transmit more heat into a building than single-ply roof membranes. This makes it a good choice for cold weather areas. EPDM roofs also offers exceptional longevity, with most well-maintained EPDM roofs good for 50 years. Another attractive feature of EPDM is the installation cost (often less than TPO or PVC at $3.50 – $9.50 a square foot) and ease of repair. While EPDM makes a good choice for office buildings and warehouses, it can be easily damaged by sharp objects, oils, gasoline, grease, and solvents. Therefore, it is not recommended for chemical plants and restaurants.
The two most popular types of EPDM Roofing are:
- Ballasted roof systems are loose-laid and do not use adhesives or fasteners. The system depends on weight to hold the system in place, typically supplied by washed stones or concrete pavers across the top.
- Fully Adhered Systems. In this installation, the EPDM membrane is attached to the roofing deck or a cover board using adhesives or fasteners without puncturing the commercial roofing material.
Ask your professional roofing contractor to pick the best system for you.
SPF Spray Polyurethane Foam Roofing
Like it sounds, spray foam roofing is applied by spraying a foam on the roof. SPF is a commercial roofing material comprised of a polyol resin and an isocyanate, which has superior insulating properties that can lead to energy savings. SPF roofs are known to last more than 30 years. Because of its energy efficiency, SPF is considered a green option. The application includes a special protective topcoat and scattered granules for easier walking on the roof. Spray foam can cover almost any other type of roof. Cost can vary from $4.75 – $6.50 per square foot with recoating costs a fraction of the price in 10-20 years.
Modified Bitumen Roofing
“Mod Bit “provides a versatile, weather-resistant surface that is asphalt-based and applied in rolls of bitumen combined with other durable polymers and fabrics. Bitumen is the highly viscous, sticky black substance we get from crude oil.
Some Mod Bit roofing includes another material on the surface, including granules, foil, or another coating that will protect against the elements and fire. Bitumen provides a nice watertight surface and is applied over a reflective base coat and coating. It is typically heat-welded to the roofline. A mod Bit roof can last 20 to 30 years. We use two brands of residential roofing materials that both offer a Mod Bit roofing line: GAF and Malarkey. On average, you can expect to pay anywhere from $3.50 to $7.50 per square foot if you choose Mod Bit for your commercial roofing material. It’s a popular choice for industrial and multi-family buildings.
Built-Up Roofs (BUR)
Built Up Roofing Systems have alternating layers of bitumen and other types of fiberglass and organic roofing felts. Some roofs will have up to four-ply systems for their needs. BUR is known for its superior fire resistance and protection against puncture and foot traffic. BUR can last up to 40 years for an investment of $4 – $5.55 per square foot. The price of this commercial roofing material will vary based on the composition of the roof and how many layers of asphalt and other materials are applied.
Metal Roofing (Standing Seam or Corrugated Panels)
Metal roofing has grown in popularity recently, along with the styles and colors available. It’s weather-resistant, environmentally friendly, and a low-maintenance. Metal roofs can last up to 70 years.
It is possible to choose metal commercial roofing material for your flat roof, but most metal panels are designed for pitched roofs to allow water run-off. The natural expansion and contraction of the metal can stress the joints of the roofing materials, as can pooling on flat roofs, which can cause excessive corrosion and roofing system failure. Metal panels are rated for low slope roofs, but they must be professionally installed and often require sealant or soldering.
Obviously, there are a lot of things to consider when deciding on your commercial roofing material. Remember that price should not be your lone data point.
Consider how you will be using the roof, your environment, and your durability needs as well.
If we can help you plan your next commercial roofing project, contact us at 630-626-8386 or moc.secivresemohorp@ofni for a free consultation.