Owners & property managers
Commercial roof tools
Organize what you know about each roof, screen for the conditions that rule out a coating, and turn bids into a five-year capital plan. These tools are built for low-slope membrane and metal roofs on warehouses, retail, offices, multifamily and institutional buildings.
How to use the commercial tools
Work through them in order, or jump to the step you need. Each tool feeds the next, and each result can be printed for your board, owner or contractor.
- 1
Record what you know
Use the inspection intake to list each roof zone, its system and age, every leak with date and weather, past repairs, drains and access. Print it for the inspector.
- 2
Screen the coating option
Answer the coating check honestly. Wet insulation, deck damage, unexplained leaks, failed seams or ponding rule a coating out as the main fix.
- 3
Pick the path for each section
The replace-or-recover planner weighs moisture, existing layers, deck and drainage against the 2021 IBC recover limits used in Ohio and Michigan.
- 4
Put numbers on it
Enter roof area once to see our provisional planning ranges for inspections, maintenance, coating and replacement, and compare them over 20 years.
- 5
Spread it across years
Build a five-year capital plan by zone, with escalation scenarios your board or owner can approve.
- 6
Get comparable bids
Generate a bid request with one scope, one site visit and one deadline so every proposal can be compared line by line.
Quick commercial roof estimate
Move the sliders. Numbers update instantly.
Provisional planning range (our setting, not a quote or market average). Real prices depend on condition, access and scope.
Quick poll
How does your organization handle its roofs today?
Managing an HOA or condo community? See roof planning for associations: reserves, phasing and bid packages for multi-building communities.
Repair, coat, recover or replace
The right answer depends on moisture, deck condition, membrane condition, drainage and code, not on roof age alone. Start with a moisture survey when leaks are unexplained. Compare the four paths.
System guides
- TPO · EPDM · PVC · Metal
- Silicone coatings · Roof recover
Budget ranges for commercial roofs
The commercial roof cost planner applies our provisional per-square-foot planning settings to your roof area: an annual inspection program, a maintenance plan, full replacement, and coating restoration including prep. These are early budgeting numbers, not local averages or quotes. Wet insulation, drainage, insulation code, access and warranty requirements move real bids, so verify with an inspection and written proposals. How we decide.
Checklists for owners, boards and facility teams
Printable checklists for commercial inspections, flat roof leaks, maintenance visits, HOA and condo planning, schools and churches.
Commercial roof tools: common questions
Which commercial tool should I start with?
Start with the inspection intake if you have leaks or no recent inspection. If you already have an inspection report, go straight to the replace-or-recover planner and then the cost planner.
Do I need to enter exact measurements?
No. Building footprint is a fair first guess for a flat roof, and you can refine it later with plans or a measurement report. The tools label every result as planning information.
Do the tools work for churches, schools and HOAs?
Yes. They are built for any low-slope or metal roof: offices, retail, warehouses, plants, churches, schools, municipal buildings, apartments and association clubhouses. Enter each building or wing as its own zone.
Are the dollar figures quotes?
No. They are our provisional planning settings applied to your roof area. Wet insulation, deck damage, drainage, access, the system chosen and the warranty required all change the real price. Only a written proposal after an inspection sets a price.
Do you inspect commercial roofs outside Toledo and metro Detroit?
Yes. Commercial, church, school, municipal, HOA and multifamily inspections are available anywhere in Ohio and Michigan. Free home inspections are limited to about 60 miles of Toledo and Farmington Hills.
When is the best time to inspect a commercial roof here?
Spring after snow melt and fall before the first freeze, plus after major storms. That rhythm fits Ohio and Michigan winters and the late-spring-to-early-fall work season for coatings and membranes.