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Raleigh Commercial Roofs

Serving Raleigh and nearby areas

Commercial Flat Roof Leaks in Raleigh, NC

A drip through the ceiling tiles almost always means water has already spread under the roof, so call (984) 464-8602 and a free inspection is set up the same day to find the source and price the fix.

Call now: (984) 464-8602 or book your free inspection online

Book a free roof inspection

A few quick answers. A local roofing specialist calls you back the same business day.

Local to Raleigh

We connect property owners in Raleigh and nearby areas, including Research Triangle Park, Durham, Cary, Morrisville, Apex and Holly Springs, with one independent local commercial roofing specialist.

  • About 46 inches of rain a year

    Raleigh-Durham now averages about 46 inches of rain a year under the 1991 to 2020 climate normals, nearly 3 inches more than the old average. More rain means more chances for a small opening to leak.

  • Hot roofs move every day

    Normal July highs at Raleigh-Durham sit near 91 degrees, and a dark roof in full sun runs far hotter. The daily heat and cool cycle works seams and flashing loose over time.

What it costs

Typical published ranges for Raleigh. The contractor's written estimate is the price, and the inspection is free.

WorkTypical range
Leak repair, most jobs $150 to $4,000per repair
Membrane patch $250 to $1,750per repair
Hole or puncture repair $150 to $1,200per repair
Flashing repair $200 to $750per repair
Infrared moisture scan $0.05 to $0.12per sq ft

See typical commercial roofing prices in Raleigh

What a flat roof leak looks like

Most managers find out about a leak from a tenant, not from the roof. The call usually sounds like one of these:

A brown ring on a ceiling tile

That grows a little after every storm.

A tile that sags

Or has dropped out of the grid.

A drip onto stock or a desk

That only shows up in hard rain.

Water running down a wall

Or a column, often near a rooftop unit.

A musty smell

In one corner of a suite, with no water you can see.

Rust streaks

On the steel deck or joists in a warehouse with no ceiling.

A wet floor near a roof drain line

Or a downspout inside the building.

Any one of these means water is getting past the roof. The question is how much, and from where.

Why the drip is rarely under the hole

A flat roof is built in layers. On top is the membrane, often white TPO or black EPDM in Raleigh. Under it is insulation board, then the steel or concrete deck. When water gets through the membrane, it does not fall straight down. It runs along the top of the insulation or the deck until it finds a seam or a fastener hole to drip through.

That is why a stain in the middle of a room often leads back to a wall, a curb around an AC unit, or a drain several feet away. The inspector traces the path, not just the spot.

It also means the wet area under the roof is usually bigger than the stain. Wet insulation stops insulating, gets heavy, and can hold water for months. In humid Raleigh summers it does not dry out on its own.

Why Raleigh roofs leak

A lot of rain. Raleigh-Durham averages about 46 inches of rain a year under the latest climate normals, up nearly 3 inches from the old average. Much of it comes in short, hard summer storms.

Heat on the roof. Normal July highs near 91 degrees put a dark roof far above the air temperature. ENERGY STAR notes a white roof can run about 50 degrees cooler than a grey one on a summer afternoon, which shows how hot the darker surfaces get. Heat makes the roof grow and shrink every day, and that wears on seams and flashing.

Rooftop equipment. Office, retail and warehouse roofs carry AC units, exhaust fans, pipes and conduit. Every one goes through the roof and has to stay sealed. Service techs walking to the units can also cut or scuff the membrane.

Clogged drains. Leaves and debris block drains and scuppers. Water backs up and rises over the low edge of a seam or flashing.

Cosmetic or urgent

Watch it closely if there is one small, dry stain, it has not grown over a few storms, and the inspector cannot find wet insulation above it. It may be an old leak that was already fixed.

Call now if any of these are true:

  • The stain grows or a new one shows up after each rain
  • Ceiling tiles are full of water, bulging or falling
  • Water is near lights, panels or equipment
  • The steel deck looks rusty or soft from below
  • The leak is over stock, servers or a tenant's work area

A bulging ceiling can hold many gallons. Clear the area under it and keep people away.

What the fix usually is

The visit starts with finding the source. The inspector walks the roof above and around the leak, checks seams, flashing, pipe boots, drains and the edges. For bigger or older roofs, an infrared scan after sunset shows where the insulation is wet, because wet areas hold heat longer. A small core cut can confirm it.

Most leaks are fixed with a targeted repair: a new patch, a resealed seam, a new pipe boot or new flashing at a curb or wall. If insulation is wet, that section is cut out and replaced, or it keeps feeding leaks.

When much of the roof is wet, a patch will not hold for long. North Carolina code does not allow a new roof to go over a water-soaked one, so the wet roof has to come off first. The inspection report tells you which situation you are in.

Before the inspector arrives

  1. Protect people and stock. Move what you can, cover the rest with plastic and catch the water.
  2. Take photos with dates. Shoot the stain, the drip and anything damaged. Your insurer and your owner will want them.
  3. Mark the spot. Note the room, the column line or the grid square. It saves time on the roof.
  4. Write down when it leaks. Every rain, only hard rain, or only with wind from one side. The pattern is a clue.
  5. Find your roof records. Warranty papers, the last repair invoice and the roof's age help the inspector and can keep a warranty valid.
  6. Stay off the roof in a storm. Wet membranes are slick and edges are dangerous.

About these prices

The cost table shows typical ranges from Fixr's published flat roof repair guide and a commercial inspection cost guide. They are not quotes. Many roofers have a minimum service call charge, so ask about it up front.

Call (984) 464-8602 or send the form with the address and where the water is coming in. A local commercial roofer is set up the same day you call.

Frequently asked questions

Why does my flat roof only leak in heavy rain?

Light rain drains off before it reaches a small opening. A hard storm puts more water on the roof than the drains can move, so water rises over a low seam, a cracked pipe boot or the base of the flashing. Many Raleigh summer storms drop a lot of water in a short time.

The leak is in the middle of the room. Is the hole right above it?

Often it is not. Water runs along the deck and through the insulation until it finds a joint to drip through. The opening can be many feet away, up toward a wall, a rooftop unit or a drain.

My tenant says the leak stopped. Can I wait?

A leak that stops when the rain stops is still letting water in. The insulation under the membrane stays wet for a long time in humid weather. Each storm adds more. It is cheaper to find it now.

How much does it cost to fix a commercial roof leak?

Published national guides put most leak repairs between about $150 and $4,000. A single pipe boot or seam sits near the low end. Large wet areas, hard access and repairs to the deck sit near the high end. You get a written price before work starts.

Should I call my insurance company first or a roofer?

Stop the damage first, then call both. Most policies expect you to limit further damage. Dated photos and a written report from the inspector make the claim easier. Wear and age are usually not covered, but storm damage often is.

Other services

Common commercial roofing problems in Raleigh

Areas we serve around Raleigh

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