Commercial tool
Replace, recover or restore?
Moisture, existing layers, the deck and drainage decide which path a low-slope roof can take. Answer what you know. Unknown answers become the first step of the plan.
Paths
Answer what you know and press Screen the paths.
How to use this tool
- Answer what you know about moisture, layers, deck condition and drainage.
- Read the verdict for coating, recover and replacement, and why.
- Follow the first steps. Most start with a moisture survey.
- Send the plan to the RFP generator so every bidder prices the same scope.
Recover rules in Ohio and Michigan
Both states base their building codes on the 2021 International Building Code, which does not allow a recover over a water-soaked or deteriorated roof or over two or more existing roof coverings. Your local building department makes the final call.
Replace, recover or restore compared
| Path | What happens | Needs |
|---|---|---|
| Repair | Fix specific defects | Localized problems on a sound roof |
| Restore (coat) | Fluid-applied layer over the existing roof | Dry roof, sound deck, compatible surface |
| Recover | New roof over the existing one | Code allows it: not water-soaked and fewer than two existing roofs |
| Replace | Tear off to the deck and rebuild | Wet insulation, deck damage or code limits |
Get a free inspection or multiple bids
Free Asset Protection Inspection
Have the roof you're worried about looked at in person, at no cost and with no obligation. Homes, commercial buildings and HOA communities in Ohio and Michigan.
Inspections are done by our founder, Jonathan Blake, or, if you allow it, by the independent roofing and exterior contractor he works for.
Get three comparable bids
- Save or print this tool's result so every contractor starts from the same numbers.
- Ask at least three contractors for a written proposal on the same scope.
- Compare line by line: area, tear-off, repairs, materials, permits, warranty.
Why plan here first
| What you get | Midwest Roof Calculators | National cost websites | A first number on the doorstep |
|---|---|---|---|
| Built for Ohio and Michigan weather and permits | Yes | Rarely | Varies |
| Shows the formula and every assumption | Yes | Sometimes | Rarely |
| See results before giving contact details | Yes | Often not | No |
| Ranges labeled with what they include and exclude | Yes | Varies | Varies |
| Questions to ask every contractor | Yes | Sometimes | No |
| Replaces an in-person inspection | No, and we say so | No | No |
General comparison of approaches, not of any named company.
Frequently asked questions
When is a recover not allowed?
Model codes generally do not allow a new roof over two or more existing layers, or over wet or deteriorated roofing. The adopted code and the building official decide for your building.
Why start with a moisture survey?
Wet insulation decides almost everything: whether a coating or recover can work, how much tear-off is needed and what it costs. A survey confirmed with core cuts maps it by section.
Does replacing a flat roof trigger insulation upgrades?
Often, yes. Full replacement of a low-slope roof usually has to meet the current energy code for above-deck insulation. A recover may be treated differently. Ask the building official.
Where can I see commercial price ranges?
This planner screens the path; it does not price it, because wet insulation, insulation code, drainage, details, access and warranty drive the cost. For early budgeting, the commercial roof cost planner applies our provisional per-square-foot settings for inspections, maintenance, coating and replacement. Only bids after an inspection set a price.
Ask for a roof assessment and proposal
Takes about 30 seconds. No obligation, and we never sell your information.