The Best Time to Replace Your Commercial Roof

TL; DR - Replace Your Commercial Roof

• Commercial roofs have a lifespan of about 20–25 years and deteriorate due to weather, age, and wear. Issues like leaks, mold, and energy loss signal it’s time for repair or replacement.

• Responsibility depends on the lease. Usually, landlords handle roof repairs unless tenant actions caused the damage. Always review lease terms and local laws before proceeding.

• Roof replacement costs vary by material and size. Average prices per sq. ft.:

  • TPO: $4–$10

  • EPDM: $3.50–$9

  • PVC: $5–$12

  • Metal: $6–$14

  • Green Roofs: $10–$30

• Six signs you need a new roof: damaged or missing surfaces, leaks or stains, sagging or soft areas, age over 20 years, repair costs exceeding half of replacement, or high energy bills.

• Best seasons for replacement:

  • Fall: Ideal—mild weather and faster installation.

  • Spring: Good, but watch for rain delays.

  • Summer: Feasible but hot and busy.

  • Winter: Risky unless in warm regions.

• Bottom line: Act fast when damage appears, plan seasonally, and invest in a quality replacement to protect your property, reduce energy costs, and boost building value.

Despite regular upkeep and maintenance, commercial roofs have a limited lifespan. Bad weather, like heavy rain and strong wind, can cause serious damage. This can lead to leaks, mould, and other problems. To keep your roof in good condition, you’ll eventually need to repair or replace it.

If you’re a property owner who wants to sell or rent out a building, installing a new roof can increase the building’s value. When considering Maui roofing options, it's clear that a new roof also protects the inside of the building better and improves its appearance. If you’re a business owner, a working roof is important to keep your products, equipment, and customers safe from the weather.

Who Is Responsible for Replacing the Roof?

Fixing or replacing a roof takes planning and money. If you see signs of damage, you should act quickly. But before calling a contractor, check your lease agreement. In most cases, business owners rent their space. The lease will say whether the landlord or the business is responsible for roof repairs.

Usually, the landlord has to fix or replace the roof unless the business caused the damage. If it’s unclear, check your state’s laws. Most states say landlords are responsible for major repairs.

If you’re renting, don’t wait too long to report roof problems. Delaying repairs can lead to even more serious damage over time.

Cost of Commercial Roof

Roof Type	Cost per Sq. Ft.	Typical Total Cost (for 10,000 sq. ft.)	Notes
TPO (Thermoplastic Olefin)	$4.00 – $10.00	$40,000 – $100,000	Popular for flat roofs; energy efficient; long-lasting
EPDM (Rubber)	$3.50 – $9.00	$35,000 – $90,000	Durable and cost-effective; good for large buildings
PVC (Polyvinyl Chloride)	$5.00 – $12.00	$50,000 – $120,000	Excellent chemical resistance; more expensive than TPO
Modified Bitumen	$3.00 – $7.00	$30,000 – $70,000	Common for low-slope roofs; multilayer waterproofing
Built-Up Roofing (BUR)	$4.00 – $8.00	$40,000 – $80,000	Asphalt & gravel; durable but heavy and labor-intensive
Metal Roofing	$6.00 – $14.00	$60,000 – $140,000	Extremely durable; good for sloped commercial roofs
Green Roof	$10.00 – $30.00	$100,000 – $300,000	Eco-friendly, reduces heat island effect; high installation/maintenance
Spray Polyurethane Foam (SPF)	$4.00 – $7.00	$40,000 – $70,000	Seamless application; good insulation; requires experienced contractors

Six Signs You Should Replace Your Roof

It’s not always easy to know when to replace a roof. But here are six clear signs that it might be time:

1. Damaged Roof Surface

If parts of the roof are missing or damaged, your roof is failing. Look for areas where flashing or shingles are missing. Wind and bad weather can cause this type of damage.

2. Leaking or Water Stains

Water stains on the ceiling or walls mean the roof might be leaking. Leaks damage ceilings, and walls, and even cause mould. If you see dripping or stains, check the roof immediately. If ignored, water can make ceilings weak and unsafe.

3. Roof Stability Problems

You should have your roof inspected at least once a year by a professional. You can also check for soft or uneven areas yourself. These may be signs the roof is no longer strong and needs to be replaced soon.

4. The Roof Is Old

Most commercial roofs last about 25 years. Over time, the materials break down. If your roof is over 20 years old, or you’re not sure how old it is, it’s probably time to think about replacing it.

In some cases, a shingle roof can be reroofed once. But after that, it must be fully replaced.

1. Repair Costs Are Too High

Ask your contractor for two estimates: one to repair the roof and one to replace it. If repairs cost more than half the price of a new roof, replacing it is the better option. For example, if repairs cost $5,000 and a new roof costs $10,000, it makes sense to choose the new roof.

2. High Energy Bills

A rise in your energy bills could mean your roof insulation is failing. A damaged roof can let hot or cold air escape, forcing your HVAC system to work harder. This wastes energy and money.

What is the Best Time to Replace a Roof?

Once you repair or replace your roof, think about the best time. Since roofing is an outdoor job, weather plays a big role in how fast the work can be done. When planned strategically, Commercial Roof Installation can take advantage of optimal seasonal conditions to ensure durability, efficiency, and minimal disruption to your operations.

Let’s go through each season:

Winter

Winter is usually the worst time for roofing, especially in cold areas. Low temperatures can make materials hard to work with, and snow or ice can be dangerous for workers. Many contractors won’t work during this season. If you must replace the roof in winter, your contractor may suggest a temporary patch until the weather improves.

But if you live in a warm area, winter could be a good time to plan roof repairs. Since most people avoid winter projects, contractors are less busy and more available.

Summer

Summer may seem like a good time, but it has challenges too. Heat makes working conditions tough, especially on metal roofs. Workers need breaks to stay safe, and this can slow the project down. Also, summer is the busiest time for roofing contractors because schools and seasonal buildings often do repairs during the break. This means you might have to wait longer for service.

Still, if your area has dry summer weather, this might be a good time to plan your roof work, as rain is less likely to cause delays.

Spring

Spring brings warmer weather, making it easier for roofers to work. It’s not too hot or too cold. A new roof installed in spring can also help lower your energy bills in the summer by keeping the building cool.

But spring also brings rain, which could delay the project. If your area gets frequent spring showers, ensure your contractor has a plan in case of rain.

Fall

Autumn is the ideal season to replace your roof. The weather is cool and stable, making it perfect for roofing work. There’s usually less rain, and roofers can work more quickly.

Fall repairs prepare your building for winter by improving insulation and protecting against snow and ice. However, because fall is so popular, roofing companies are often busy. If you want fall work done, plan and book early.

Conclusion

Roofs don’t last forever. Whether you’re a landlord or tenant, knowing the signs of damage and the best time to act can save you money and trouble. Watch for leaks, damage, high bills, and old materials. If your roof is over 25, it’s probably time for a new one. Choose your timing carefully  fall is the best season, but spring and summer can work too, depending on the weather in your area.

By staying alert and acting quickly, you can keep your commercial property safe, energy-efficient, and looking great.