Commercial roofing in Pinellas County presents different challenges than residential. Larger square footage, flat or low-slope designs, rooftop HVAC equipment, drainage complexity, and the need to minimize business disruption during installation all factor into the decision. This guide covers every commercial roofing system available, with pricing specific to our market.
Commercial Roofing Systems Compared
| System | Cost/sq ft | Lifespan (FL) | Best For | Energy |
|---|---|---|---|---|
| TPO | $5.50-9.00 | 20-30 years | Most commercial | Excellent |
| PVC | $6.50-10.00 | 25-35 years | Restaurants, chemical | Excellent |
| EPDM | $4.50-7.00 | 15-25 years | Budget commercial | Poor (black) |
| Modified Bitumen | $4.00-7.00 | 15-20 years | Small commercial | Moderate |
| Built-Up (BUR) | $5.00-8.00 | 20-30 years | Multi-layer durability | Varies |
| Standing Seam Metal | $10.00-18.00 | 40-70 years | Sloped commercial | Very good |
| Spray Foam + Coating | $4.00-7.00 | 15-25 years | Retrofit/renewal | Excellent |
| Roof Coating (renewal) | $2.00-4.00 | 10-15 years | Extending existing roof | Excellent |
TPO: The Pinellas County Standard
TPO (Thermoplastic Polyolefin) has become the dominant commercial flat roofing material in Pinellas County over the past 15 years. Its white reflective surface, heat-welded seams, and competitive pricing make it the go-to choice for retail, office, warehouse, and multi-family properties.
For commercial applications, we recommend 60-mil or 80-mil TPO:
- 60-mil: Standard for most commercial properties. Good balance of durability and cost. 20-25 year lifespan.
- 80-mil: Premium option for high-traffic roofs, rooftop decks, or buildings where maximum lifespan is priority. 25-30 year lifespan.
- 45-mil: Not recommended for primary commercial roofing in Florida. Too thin to withstand our UV exposure and weather cycles.
PVC for Restaurants and Food Service
If your commercial property involves cooking with grease (restaurants, food trucks, commercial kitchens, food processing), PVC membrane is the better choice over TPO. Grease and animal fats break down TPO's chemical composition, causing premature failure. PVC is chemically resistant to these substances.
PVC costs roughly 15-20% more than TPO but lasts longer (25-35 years) and is the only membrane system with a proven track record of surviving restaurant rooftop grease exhaust for decades.
Roof Coatings: The Smart Renewal Option
If your existing commercial roof is aging but structurally sound, a roof coating can extend its life by 10-15 years at a fraction of the cost of full replacement:
- Silicone coating: Best for ponding water resistance. Won't degrade in standing water. $2.50-4.00/sq ft. 15-year warranty typical.
- Acrylic coating: Budget option. Good reflectivity but degrades in ponding water. $1.50-3.00/sq ft. 10-year warranty typical.
- SPF (Spray Polyurethane Foam) + coating: Adds insulation AND waterproofing. R-6.5 per inch of foam. $4.00-7.00/sq ft. Best energy performance of any roof system.
Coating is ideal when your current membrane is past its prime but the insulation and deck underneath are still in good condition. It avoids the cost and disruption of tear-off while delivering a watertight, energy-efficient surface.
Commercial Roofing Considerations for Florida
Wind Uplift Requirements
Florida Building Code requires commercial roofs to meet specific wind uplift ratings based on building height, location, and exposure category. In Pinellas County's wind zone, this typically means:
- Mechanically attached or fully adhered membrane systems (no ballasted)
- Enhanced fastener patterns in corner and perimeter zones (higher wind speeds at edges)
- FM Global or UL rated assemblies for insurance compliance
Drainage Requirements
Flat roofs must drain within 48 hours per code. In Florida's afternoon thunderstorm season, proper drainage design is critical. Standing water accelerates membrane wear, adds structural load, and breeds mosquitoes (a health code issue in Pinellas County). Internal drains, scuppers, and tapered insulation systems all play roles in managing water flow.
Energy Code Compliance
The Florida Energy Conservation Code requires minimum roof insulation values and cool roof properties for commercial buildings. Current requirements typically mandate:
- Minimum R-25 continuous insulation above the deck for new construction
- Solar Reflectance Index (SRI) of 78+ for low-slope roofs (most white TPO and PVC meet this)
- Cool roof requirements apply to both new construction and major renovations
Commercial Roof Maintenance Programs
The most cost-effective thing a commercial building owner can do is establish a preventive maintenance program. Semi-annual inspections (spring and fall) catch small issues before they become emergency leaks during your busy season.
A typical commercial roof maintenance visit includes:
- Membrane inspection for punctures, seam separations, and blistering
- Flashing inspection at all penetrations, walls, and equipment curbs
- Drain and scupper clearing
- Sealant condition check
- Walk pad condition (if present)
- Photo documentation and comparison to previous visits
- Written report with prioritized recommendations
Cost: $200-500 per visit for a typical commercial building. This investment routinely saves $5,000-20,000+ in emergency repairs over the life of the roof.
NDL Warranties for Commercial Roofing
The gold standard for commercial roofing warranties is the NDL (No Dollar Limit) warranty. Unlike standard material-only warranties, NDL warranties cover labor AND materials for the full warranty period with no dollar cap. If the roof leaks, the manufacturer pays for the complete repair at no cost to you.
- NDL warranties are only available from manufacturer-authorized contractors
- Typical coverage: 15, 20, 25, or 30 years
- Major manufacturers offering NDL: Carlisle, Firestone, GAF, Johns Manville, Sika Sarnafil
- Cost premium: typically $0.25-1.00/sq ft more than a standard warranty installation
- Worth it: For any commercial building you plan to own long-term, absolutely
Get a Commercial Roof Assessment
Whether you need a new installation, replacement, maintenance program, or coating renewal, we provide free commercial roof assessments across Pinellas County. Our team specializes in TPO, PVC, standing seam metal, and coating systems for commercial properties in St. Petersburg, Clearwater, and throughout Pinellas County.