Planner
Commercial roof cost planner
Enter your total roof area once. See planning ranges for an annual inspection program, a maintenance plan, a full replacement and a coating restoration, and how the coating and replacement paths compare over time.
Planning ranges Live
Enter the total roof area and press Show my ranges.
What each path means
1. Inspection program: know what the roof needs
A documented inspection walks the membrane, seams, flashings, penetrations, drains and edges, and records each finding with photos. It turns "the roof is old" into a list of priorities and a budget. For most portfolios, start with the building that leaks most or has the oldest roof, then decide on the rest. Our inspection intake organizes what you already know before anyone climbs up.
2. Maintenance plan: fix small problems early
A plan schedules inspections (often spring and fall, after snow load and before it) and handles small repairs such as open seams, failed sealant, loose flashing and clogged drains before they become wet insulation. Many plans let you pre-approve a repair limit so crews can fix minor items during the visit without waiting for a separate approval. Repairs are normally billed only when performed, and the limit is permission, not a prepaid allowance. Get the limit, the hourly or unit rates and the reporting requirements in writing.
3. Coating or replacement: avoid a tear-off only when the roof qualifies
A fluid-applied coating restores a roof that is still dry and sound. It is not a fix for saturated insulation, a damaged deck or a failed membrane. A coating project includes cleaning, seam and flashing repair, and priming, not just the coating material, which is why the planner adds a preparation allowance and a project minimum. Warranty terms come from the manufacturer and depend on the product, thickness and a certified installer. For example, CertainTeed publishes SMARTCOAT limited warranties of up to 20 years for certain systems. Check the coating feasibility check and the replace or recover planner before you compare prices.
Tax questions to ask your CPA
How the work is treated for taxes can change its after-tax cost. A coating may be deductible as a repair, or it may need to be capitalized depending on the scope. A roof replacement on a nonresidential building is generally depreciated over 39 years, but roofs on nonresidential real property can qualify for the Section 179 deduction as qualified real property. See IRS Publication 946. We do not give tax advice and do not estimate deductions.
Where the planning settings come from
The rates are our provisional planning settings (last reviewed 2026-09-27), chosen after reading these published sources. They are not an average of them:
- Acrylic vs silicone vs polyurethane roof coating, US Made Supply
- Silicone vs acrylic roof coating, US Made Supply
- Roof coating: a concise cost and benefit analysis, America Roofing
- How much does roof coating cost per square foot?, Angi
- Flat roof replacement cost, Roof Medic
- Commercial roofing cost factors, Advanced Roofing
- Commercial flat roof cost, RoofVista
- Preventive roof maintenance cost analysis, D. C. Taylor Co.
- NRCA's preventive maintenance tips for commercial roofs, GSM Roofing
- Commercial roofing warranties, CertainTeed
- Publication 946, How to Depreciate Property, Internal Revenue Service
How to use this tool
- Enter the total roof area and the number of buildings.
- Open “Adjust assumptions” to match your visits per year, roof life and planning horizon.
- Compare the inspection program, maintenance plan, coating and replacement ranges.
- Use the ranges to set a budget, then get inspections and written proposals to replace them with real numbers.
Commercial roofs in Ohio and Michigan
Warehouses and plants along I-75, I-94, I-96 and the Ohio Turnpike, plus schools, churches and office parks across both states, carry large low-slope roofs. Snow, ponding and freeze-thaw make inspections in spring and fall the norm. Commercial inspections are available anywhere in Ohio and Michigan.
Low-slope roof systems compared
| System | Seams | Common in | Notes |
|---|---|---|---|
| TPO | Heat-welded | Newer commercial and industrial roofs | White surface; weld quality is key |
| EPDM | Taped or glued | Older and many current low-slope roofs | Black rubber; seams and flashings age first |
| PVC | Heat-welded | Restaurants and roofs with grease or chemical exposure | Good chemical resistance; costs more |
| Modified bitumen | Torched, mopped or self-adhered | Smaller commercial roofs and additions | Multi-ply; tough but heavy |
| Built-up (BUR) | Layers of felt and asphalt | Older schools, plants and public buildings | Heavy; often has gravel surfacing |
| Metal | Screwed or standing seam | Warehouses, agricultural and industrial buildings | Fasteners and rust need regular checks |
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
Are these commercial roof numbers a quote?
No. They are our provisional planning settings applied to the roof area you enter. Wet insulation, deck damage, extra layers, drainage, access, the system chosen and the warranty required all change the real price. Only a written proposal after an inspection and moisture survey sets a price.
How is the annual inspection estimate built?
A per-square-foot rate that gets lower as the total roof area grows, times the number of visits a year, with a minimum charge per visit so small roofs stay realistic. Contractors price inspection programs differently, so compare written proposals.
What does the maintenance plan comparison show?
It spreads the replacement cost over the roof life you expect with and without planned maintenance, subtracts the plan cost, and totals the difference over the years you pick. It shows how much a longer roof life could be worth under your assumptions. It does not promise that maintenance will extend any particular roof.
Can every flat roof be coated instead of replaced?
No. A coating needs a roof that is mostly dry and structurally sound. Saturated insulation, a damaged deck, widespread membrane failure or ponding that will not be corrected usually rule it out, and the manufacturer sets its own eligibility and inspection rules for any warranty. Start with a moisture survey and our coating feasibility check.
How long do coating warranties last?
It depends on the manufacturer, the product and the thickness applied. For example, CertainTeed publishes SMARTCOAT limited warranty terms of up to 20 years for certain systems installed by its certified contractors. Read the actual written warranty, including its maintenance requirements, before you rely on any term.
Is a coating deductible faster than a replacement?
Sometimes, but ask your CPA. A coating may be a deductible repair or may need to be capitalized depending on the work. A roof replacement on a nonresidential building is generally depreciated over 39 years, but roofs can qualify for the Section 179 deduction as qualified real property. See IRS Publication 946. We do not give tax advice.
Want an inspection, a maintenance plan or coating and replacement proposals?
Takes about 30 seconds. No obligation, and we never sell your information.