What should your commercial roof cost?
Published Michigan pricing and a free budget planner — system, age, and size in, planning budget out. Run the numbers before you ever talk to a contractor. Even us.
Prefer a real number?
Tell us about your building — we'll be in touch within one business day.
Run the numbers on your roof.
Answer five questions. Get a remaining-life estimate, a recommended path, and planning budgets for maintenance, restoration, and replacement.
Two scheduled visits a year with photo reports — the cheapest years of a roof's life.
Coating restoration — roughly half the cost of replacement, subject to adhesion and moisture testing.
Planning estimates only — not a quote, not an inspection. The real number comes from a real roof visit: schedule a free assessment and we'll put it in writing.
The ranges behind the planner.
The same numbers we publish on every system page — honest planning ranges for typical commercial projects in Michigan.
| System | Planning Range | Best For |
|---|---|---|
| TPO | $7.50 – $12.50 / sq ft | The all-around single-ply — reflective, weldable, cost-effective. |
| EPDM | $7 – $11.50 / sq ft | The proven rubber — 50+ year track record, famously repairable. |
| PVC | $8.50 – $14 / sq ft | Restaurants, industrial, chemical exposure — the premium membrane. |
| Standing-Seam Metal | $12 – $20 / sq ft | Sloped commercial roofs built to a 40-year standard. |
| Coating Restoration | $2.50 – $6.50 / sq ft | Qualifying roofs — roughly half the cost of replacement. |
| BUR / Mod-Bit Repair | $1,500 – $8,000 typical | Repair-first service for existing built-up and mod-bit roofs. |
| RoofWatch Maintenance | $0.03 – $0.06 / sq ft / yr | Two visits a year, photo reports, budget forecasts. |
What moves the number:
- Tear-off vs. recover — removing the old roof adds cost, but resets the clock and lets us fix what's underneath.
- Wet insulation & deck repair — found by core samples and moisture scans, and priced before work starts — never a mid-job surprise.
- Code-required insulation — Michigan energy code sets the R-value; more insulation costs more up front and less every month after.
- Edge metal, curbs & penetrations — detail work is where the labor lives; a cluttered roof costs more than a clean one.
- Access, height & staging — how hard it is to get material up and debris down changes the number.
- Warranty term — a 15-, 20-, or 30-year no-dollar-limit warranty changes the spec, not just the paperwork.
Numbers are planning. Roofs are specific.
A technician on your roof, core samples where needed, and a photo-documented condition report with the real number — free, and yours to keep either way.
Schedule My Free Roof Assessment →Budget planner FAQs.
Want the real number?
A free assessment gets you a photo-documented condition report, an honest repair-restore-replace recommendation, and an itemized price — with no pressure and no games.