Commercial roofing for Michigan.
Built for building owners and property managers — fast response when the roof leaks, documentation on every job, and a commercial-certified crew backed by 42 years in Michigan.
Request a commercial roof assessment
Tell us about your building — we'll be in touch within one business day.
The credentials behind your warranty.
Commercial manufacturer warranties — including No-Dollar-Limit coverage — require a certified installer. We hold the certifications most contractors can't.
Firestone
Certified Installer
IB Roof Systems
PVC & Fluid-Applied
GAF Master Elite™
Top 3% of Roofers
CertainTeed
Commercial Certified
BBB A+ Rated
Accredited Since 1984
Built for serious properties.
Your commercial property is a substantial capital asset, and the roof protects everything underneath it — inventory, equipment, employees, operations. When a commercial roof fails, the whole business pays for it.
Reasonable Roofing & Contracting is certified by Firestone, IB Roof Systems, GAF, and CertainTeed — the credentials that let us install manufacturer system warranties, including No-Dollar-Limit options, that most contractors simply can't offer.
We work with property managers, general contractors, and building owners across Michigan — and we plan every job around your operations. Tenants, access, business hours, inventory: we stage the work so your building keeps running while the roof gets done right.
Commercial work, on the record.
Real buildings, real before-and-afters, documented job by job. Select a project, or see the full commercial portfolio.
Wright Plastic Products · Saint Clair
Elevate 060mil TPO system (Elevate is the new owner of Firestone — the same recognized brand) on an active manufacturing facility: failed seams out, fully adhered membrane, new curbs and edge metal in.
Anatomy of a commercial flat roof.
A commercial roof is an engineered assembly, not a single membrane. Six layers, each spec'd to your building — here's what goes into a roof built to last decades.
Structural deck
Steel, concrete, or wood — we core-sample and assess the existing deck before we spec anything, because the whole assembly rides on it.
Polyiso insulation
Rigid insulation board to the R-value your building and energy code require — tapered where needed to move water toward the drains.
Cover board
A dense layer over the insulation that resists punctures, hail, and foot traffic — the toughness most low-bid roofs leave out.
Single-ply membrane
TPO, PVC, or EPDM mechanically fastened or fully adhered to spec — the waterproof layer, installed to earn the manufacturer warranty.
Heat-welded seams
On TPO and PVC, seams are hot-air welded into a single monolithic sheet — stronger than the membrane itself, and the #1 place cheap installs fail.
Flashing & parapet details
Terminations, penetrations, drains, and parapet walls flashed right — the details that decide whether a flat roof lasts 25 years or leaks in 5.
Maintenance that protects the asset.
The cheapest roofing dollar you'll ever spend is maintenance. Our commercial maintenance program turns the roof from a surprise expense into a managed, documented asset — with a file you can hand to ownership.
Two scheduled inspections a year, a photo report after every visit, and priority response when something does go wrong — all while keeping your manufacturer warranty in force.
- Two inspections per year — spring and fall, on schedule
- Photo reports after every visit — documentation you can forward
- Priority leak scheduling when a leak can't wait
- Warranty compliance that keeps manufacturer coverage in force
- Budget forecasting — know the capital timeline years out
- Small fixes caught early — before they become tenant claims
Commercial systems we install.
Single-ply, metal, and coatings installed to manufacturer spec — plus expert repair and restoration for built-up and modified-bitumen roofs.
TPO Single-Ply
Most PopularReflective, energy-efficient, heat-welded thermoplastic — the go-to for most commercial flat roofs. See our TPO systems.
EPDM Rubber
ProvenDurable synthetic rubber with a decades-long track record — dependable and economical for large low-slope roofs. See our EPDM systems.
PVC Single-Ply
Chemical-ResistantHot-air-welded thermoplastic that shrugs off grease and chemicals — the spec for restaurants and industrial roofs. See our PVC systems.
BUR & Mod-Bit Repair
Time-TestedExpert repair and restoration for existing built-up and modified-bitumen roofs — we extend their life instead of defaulting to tear-off. See BUR & mod-bit repair.
Metal Systems
LongevityStanding-seam and structural metal for buildings that want maximum lifespan and minimal upkeep. See our metal systems.
Roof Coatings & Restoration
RenewElastomeric and reflective coatings that restore a sound roof for a fraction of replacement cost — see our roof coatings.
Roofs for every industry.
Retail to municipal, warehouse to worship — we've roofed them all across Michigan, and we know what each building type demands.
Retail & Restaurants
Storefronts, plazas & QSR
Office Buildings
Single- and multi-tenant
Industrial & Warehouse
Manufacturing & distribution
Multifamily & Condo
Apartments, condos & HOAs
Municipal & Schools
Public buildings & districts
Churches & Nonprofits
Stewardship-minded budgetsComplete commercial roofing.
From new installation to maintenance programs and leak repair — full lifecycle service for your building's most important asset.
New Commercial Installation
Tear-Off & Re-Roof
Commercial Roof Repair
Preventive Maintenance
Roof Coatings & Restoration
Leak Detection & Repair
Protect your building's most expensive asset.
A roof assessment with core samples, a detailed system proposal, and scheduling that works around your operations — from a commercial-certified crew.
Request a Commercial Roof Assessment →How a commercial roof project works.
Five steps from core-sample assessment to a maintenance plan — engineered, scheduled around you, and built to spec.
Assessment & Core Sample
We inspect the roof, take core samples to see what's really in the assembly, and identify the actual condition of the deck.
Proposal & Specs
A detailed proposal with system options, R-values, warranty tiers, and itemized pricing — written for owners and property managers, not guesswork.
Schedule Around Operations
We plan the work around your business hours, tenants, and access needs — so the roof gets done without shutting you down.
Installation
Our commercial-certified crews install to manufacturer spec, with the quality control the warranty — and your building — require.
Maintenance Plan
We hand off with a maintenance plan that protects your investment and keeps the manufacturer warranty in force.
What commercial roofing costs in Michigan.
Nobody in commercial roofing publishes prices. We think that's backwards — you're building a budget, and you deserve real numbers before you ever sit through a sales call. These are 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.
42 years. One standard.
The kind of track record that only comes from doing it right, in the same communities, for a very long time.
“A commercial roof isn't an expense you handle once — it's an asset you manage. Spec it right, install it certified, maintain it, and it protects the building for thirty years.”
Family-run since 1984 and certified by Firestone, IB, GAF, and CertainTeed. We install commercial systems to manufacturer spec, work around your operations, and back the job with warranties that actually mean something.
Why property managers choose us.
Documentation, insurance, warranties, and references — everything a property management company needs on file, from one contractor.
Commercial-Certified
Certified by Firestone, IB Roof Systems, GAF, and CertainTeed — the credentials that let us offer manufacturer system and NDL warranties most contractors can't.
We Work Around You
Tenants, inventory, operations, access — we schedule and stage the work so your building keeps running while the roof gets replaced.
Documentation on Every Job
Photo reports, itemized proposals, certificates of insurance, and closeout packages — every job leaves a paper trail your ownership group can audit.
Manufacturer & NDL Warranties
As a certified installer we offer manufacturer system warranties — including No-Dollar-Limit options — backed by quality-controlled installation.
42 Years in Michigan
Family-run since 1984, trusted by property managers, GCs, and building owners across Michigan. We're still here when the warranty needs us.
Insured, Bonded & Referenced
Full liability coverage and bonding on every project, with commercial references on request — property managers and owners who'll tell you how we run a job.
Led by 35 years on flat roofs.
Jeff Hagan leads the Commercial Roofing Division at Reasonable. A third-generation builder with more than 35 years in the roofing trade, he has run commercial roof programs at every scale — from single-building repairs to multi-million-dollar installations — and specializes in matching low-slope systems (TPO, EPDM, PVC, metal) to the building, its use, and its budget, rather than selling one membrane for everything.
Jeff runs point on every commercial project personally: the first walk, the system spec, installation oversight, and manufacturer warranty registration. Reach him through either office — Port Huron (810) 984-3420 or Troy (248) 800-3269.
Factory-certified across the low-slope spectrum: Elevate (Firestone) · GenFlex · Mule-Hide · IB Roof Systems · GAF · Gaco silicone coatings.
Response times you can put in your vendor file.
Every roofer says “fast response.” We'd rather commit to numbers you can hold us to.
A human, same business day.
Every commercial call or inquiry gets a response from a person the same business day — not a voicemail loop, not a callback queue.
Leaks go to the front of the schedule.
Report a leak and it jumps the queue — a technician on your roof inside the week, prioritized by severity, with maintenance-program buildings first in line. A documented visit that actually happens, not an emergency-line promise that doesn't.
A photo report after every visit.
What we found, what we did, and what to budget — photo-documented and sent to your file after every single visit. Your records, not our word.
Hold us to it — Port Huron (810) 984-3420 · Troy (248) 800-3269
Roofs you can drive past.
A sample of the commercial projects our team has delivered across Michigan:
- Ann Arbor VA Hospital (with Saylor Construction) — fully adhered EPDM, adhered insulation, metals, wall panels
- Regal Cinema, Lansing Mall (with VCC Construction) — fully adhered EPDM, mechanically attached insulation, metals
- Country Club of Detroit, Grosse Pointe Farms — premium shingles, standing-seam copper
- Cedarbrook of Bloomfield Hills (with Damone Construction) — fully adhered EPDM, full tapered insulation, premium shingles, metals
- Lourdes Rehabilitation, Waterford (with Frank Rewold & Son) — fully adhered EPDM, full tapered insulation, metals
- Bluewater Counseling, Fort Gratiot Township — Firestone 60-mil TPO with tapered insulation
- Wright Plastic — Elevate (Firestone) 60-mil TPO roof system
- Plus churches, condominium communities, and downtown commercial blocks from Port Huron to Detroit — including Griswold Street Baptist Church, Bethel Lutheran, Edison Shores Place, and Lamplighter Condominiums
Owner and general-contractor references available on request — and yes, you can call them.
Commercial roofing FAQs.
What we install — and what we don't.
Most commercial roofers claim every system in the book. We'd rather be honest about where we're excellent — and say so in writing.
We install & service
- TPO, EPDM & PVC single-ply systems — full replacement, recover, and repair, installed to manufacturer spec.
- Commercial metal roofing — standing-seam and screw-down systems, new and retrofit.
- Silicone, acrylic & liquid-applied coatings — roof restoration that defers replacement for a decade or more.
- Preventive maintenance programs — scheduled, photo-documented, warranty-compliant.
We don't — on purpose
- Spray polyurethane foam (SPF) roofing. We believe coatings and single-ply membranes serve Michigan's freeze-thaw climate better over the long haul — so we don't sell foam.
- New built-up (BUR) or modified bitumen installs. We repair and restore existing BUR and mod-bit roofs every week — but when replacement day comes, we'll spec a modern single-ply instead of selling you yesterday's system.
If your project needs something we don't do, we'll tell you on the first call — and point you toward someone good. That's the fastest way to earn the next roof.
Commercial roofing across Michigan.
With offices in Port Huron and Troy, we serve building owners and property managers statewide. We also work commercial and flat roofs across Southwest Michigan.
Clinton Township · Shelby Township · Macomb Township · Utica · Mount Clemens · New Baltimore
Time to address your commercial roof?
Request a consultation — we'll core-sample the assembly, assess the deck, and give you a detailed system proposal and honest timeline, scheduled around your operations.