Commercial Roofing in Washington means one thing above all: water management. We install, repair and maintain flat and low-slope systems for warehouses, retail centers, churches, apartment buildings and industrial sites from Everett to Clarkston. Our crews carry Washington commercial roofing experience across wet west-side winters and freeze-thaw east-side springs, so your building stays dry, your tenants stay open, and your maintenance budget stops bleeding.
Commercial Roofing in Washington is the design, installation, repair and maintenance of flat and low-slope roof systems on non-residential buildings. That means TPO membrane, EPDM membrane, modified bitumen and standing-seam metal panels over insulation, cover board and a vapor barrier. We tear off failed systems, install new ones, flash every penetration, and seal the seams that leak first. Most commercial roofs here are 10,000 to 80,000 square feet, and the difference between a 15-year roof and a 30-year roof comes down to drainage, fastening pattern and how the membrane is terminated at the edge.
Washington commercial roofing is not a copy-paste job from a dry climate. West of the Cascades you get 35 to 60 inches of rain a year, moss growth on north slopes, and clogged gutters that back water under flashing. East of the mountains you get 100-degree summers, hail damage in Yakima and Wapato, and ice dams that pry seams apart in January. A commercial roof leak repair Washington building owners call us about is usually a drainage problem, not a membrane problem. We find the actual entry point with moisture meters and infrared scanning before we quote a single square.
Every commercial roofing project we run includes the same core scope, whether it is a 5,000-square-foot repair or a full replacement on a 60,000-square-foot distribution center. Add-ons like rooftop equipment curbs and structural decking repair get priced separately so you can see exactly what you are paying for.
Core samples, infrared moisture scanning and photo documentation of every seam, drain and penetration. You get a written report with remaining service life estimates, not a verbal opinion from the parking lot.
Removal of the existing membrane, insulation and fasteners, plus dumpster staging and full haul-away. We protect your loading docks and parking areas with plywood and tarps before any material comes off the roof.
Inspection of the roof deck for rot and soft spots, replacement where needed, then new insulation to the R-value your building code requires. Cover board goes down over it to protect the membrane from foot traffic and hail.
Installation of TPO, EPDM, modified bitumen or metal panels, with every penetration, edge and curb flashed and terminated to manufacturer spec. Seams are heat-welded or adhered and tested before we call the roof done.
Drain inspection, bowl replacement and gutter clearing so water leaves the roof instead of pooling. Standing water is the number one killer of commercial roofs in western Washington, and it is the cheapest thing to fix.
Manufacturer warranty registered in your name, as-built photos, and a written maintenance schedule. We walk the roof with you at the end so you know what to watch for and who to call when something looks off.
We walk the roof, core-sample the assembly, and scan for trapped moisture. You get photos, a square-foot count, and a written report within 48 hours. On a 25,000-square-foot building this takes about two hours on site.
You receive a line-item quote: tear-off, insulation R-value, membrane type, flashing, fasteners, disposal. We price repair, restoration and full replacement side by side so you can see the math. Most quotes go out in three business days.
We coordinate crane placement, dumpster location and material drops so your parking lot and loading docks stay usable. Most crews work 7 a.m. to 5 p.m., and we tell your tenants what to expect the week before we start.
Old membrane comes off, decking gets inspected and replaced where it is soft or rotted, then insulation, cover board and new membrane go down. A 20,000-square-foot TPO roof takes our crew five to eight working days in dry weather.
We flood-test drains, check every seam and termination, and walk the roof with you. You get as-built photos, warranty registration, and a maintenance schedule. Final payment is due after you sign off, not before.
Purpose-built equipment, used by trained technicians — so the job is done accurately the first time.
Finds trapped water under the membrane without cutting the roof open. On a 30,000-square-foot building it maps wet insulation in about an hour, which tells us exactly how much has to come out.
Keeps our crews tied off and our ladders secure on every pitch and parapet. OSHA 10 and OSHA 30 training means fall protection is set up before anyone steps on the roof.
Fastens cover board, insulation and membrane at the density the manufacturer and local wind zone require. Fastener pattern is the difference between a roof that stays down in a 60 mph gust and one that peels.
Lays out seam spacing, membrane overlap and flashing dimensions so the install matches the shop drawing. Straight seams weld better and look right on the warranty photos.
Clears debris and standing water off the roof before work starts, and lifts old edge metal and flashing without tearing the substrate. Clean substrate is what makes new membrane adhere.
Cuts membrane, underlayment and roofing felt to fit around penetrations, curbs and drains. Clean cuts mean tighter flashings and fewer leak points down the road.
A 38,000-square-foot warehouse had leaked at the same ceiling spot for three rainy seasons. Two patch jobs had failed, and the owner was budgeting for a full replacement because nobody could find the source.
Infrared scanning traced the water to a failed flashing detail and a blocked drain 60 feet away. We repaired both, replaced four squares of wet insulation, and the interior stayed dry through the next two wet seasons.
A June hail event punctured membrane across three buildings totaling 55,000 square feet. Water was reaching classrooms, and the insurance adjuster needed documentation within two weeks.
Tarps went up within 24 hours. We photographed every impact point, wrote the scope, and installed new hail-rated TPO membrane across all three roofs in 14 working days. The claim was approved in full and the work finished before the fall semester.
A 25-year-old modified bitumen roof had ice dam damage, a sagging valley, and rotted decking that had gone unnoticed for years. Winter water was dripping into the sanctuary.
We tore off the old system, replaced 1,800 square feet of rotted decking, and installed new membrane with ice and water shield at the valleys and higher fastening density for snow load. The roof now carries a 20-year warranty that transfers with the building.
Most commercial roof failures start small and get expensive fast. These are the calls we get most, and what happens when they are ignored.
Ask a pro →We locate the actual entry point with moisture meters and infrared scanning, then repair the seam or flashing detail instead of coating over it. You get photos of the repair and a written note on what else to watch.
We clear gutters and drains, replace damaged bowls and strainers, and check the slope and drainage path. On buildings with chronic ponding we recommend tapered insulation to move water off the roof.
We treat moss, clear the debris that feeds it, and replace any soft decking we find. On shaded north slopes we recommend zinc strips or a membrane with better biological resistance to slow it coming back.
We tarp and secure within 24 hours, photograph every impact point and lifted seam, and write the scope your adjuster needs. Permanent storm damage roof repair gets scheduled as soon as the claim clears.
Priced by scope — schedule a consultation for a written estimate.
We price repair, restoration and replacement side by side so you can see the math instead of guessing.
A commercial roof is a 20-year asset, and the cheapest quote is rarely the cheapest roof. We price the assembly you actually need, register the warranty in your name, and put the numbers in writing so you can compare apples to apples.
Larger roofs cost less per square foot because setup and mobilization spread across more area. Tight urban sites, crane requirements and limited staging in downtown Seattle or Bellevue add cost per square.
TPO and EPDM membrane sit at the lower end, modified bitumen in the middle, and standing-seam metal panels at the top. Metal costs more up front but often lasts 40 years, which changes the math over a building's life.
Washington energy code sets minimum R-values for commercial roofs. Going from R-20 to R-30 adds material and labor, but it lowers heating and cooling costs and is often required when you replace the assembly.
Soft or rotted decking has to be replaced before new membrane goes down. We core-sample during assessment so this shows up in the quote, not as a surprise change order halfway through the job.
Commercial roof replacement and repair pricing depends on roof size, pitch, access, and material. Metal and modified bitumen cost more than single-ply membrane. Schedule a consultation for a written estimate based on your building.
TPO membrane is the a strong all-around choice for most Washington commercial buildings because it handles standing water, resists moss, and reflects summer heat east of the mountains. EPDM membrane is a strong budget option for large flat roofs with good drainage. Standing-seam metal panels win on steep-slope and high-snow areas near Cheney and Clarkston. We spec the system to your drainage, pitch and snow load, not to a sales quota.
Twice a year minimum, and once after any windstorm or hail event. Schedule one inspection in late September before the fall rains hit and one in April after the freeze-thaw cycle ends. Buildings with heavy tree cover or moss growth should be checked quarterly. Our commercial roof maintenance program Washington clients use includes those visits, gutter clearing, and a photo report after each one.
The best commercial roofing company in Washington is the one that shows you moisture readings, puts the warranty in your name, and answers the phone after the job is paid. Ask for a Washington State Roofing License, proof of insurance, manufacturer credentials like GAF Master Elite, and three local references on buildings your size. We hand over all of it before you sign anything.
We run Washington commercial roofing crews across the state, from the Puget Sound lowlands to the Columbia Basin and the Idaho border. Whether your building sits on a wet western slope or a high-desert eastern one, the crew that shows up is ours, trained on the same standards and carrying the same materials. Here is how we work in the communities we serve most.
Roof InstallationNew commercial roof installation on warehouses, retail and industrial buildings across Washington. We handle decking, insulation, membrane and flashing as one package so the warranty covers the whole assembly, not just the top layer.Explore →
Roof ReplacementFull tear-off and commercial roof replacement Washington building owners schedule before the rainy season. We coordinate around your operating hours, stage materials off your loading docks, and haul away every square of old membrane.Explore →
Roof RepairTargeted commercial roof leak repair Washington businesses need after flashing failure, punctures or seam separation. We locate the entry point with moisture meters, fix it right, and tell you honestly how much life the rest of the roof has left.Explore →
Roof InspectionInfrared scanning, core sampling and photo documentation on commercial roofs statewide. You get a written condition report with remaining service life estimates, which is exactly what lenders and buyers ask for during a building sale.Explore →
Roof MaintenanceA commercial roof maintenance program Washington property managers use to stretch roof life 25 to 30 percent. Twice-yearly inspections, gutter clearing, seam checks and priority storm response, all documented in a running file for your building.Explore →
Residential RoofingAsphalt shingles, metal roofing panels and underlayment for homes across Washington. Many commercial clients start with us on their own house, then bring us the warehouse. Same crews, same standards, same straight answers.Explore →
Emergency Roof Repair tarping and stabilization when a commercial roof fails mid-storm. We secure the building, stop water from reaching inventory or tenants, and document the damage for your insurance claim before we schedule permanent work.Explore →
Storm Damage Roof RepairWind damage repair on membrane, edge metal and rooftop equipment across Washington. We photograph every lifted seam and displaced fastener, write the scope your adjuster needs, and get the roof watertight fast.Explore →One call gets a licensed inspector on your roof with moisture meters and a camera. You get a written scope, honest repair-versus-replace advice, and a price you can budget against. Storm damage gets a tarp crew out promptly.
Book Assessment +18325202787 →Call us to schedule a consultation. Our phone line is answered during business hours for leaks, storm damage and emergency tarp-overs, and regular estimates get scheduled within one business day. Tell us your address and what the roof is doing, and we will get a crew out to take a look.