Repair and replacement for the white flat roofs on warehouses, flex buildings and offices across the Triangle. Your inspection is set up the same day you call.
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.
What it costs
Typical published ranges for Raleigh. The contractor's written estimate is the price, and the inspection is free.
If your building has a bright white flat roof, it is probably TPO. TPO is one of the most common roofs on newer warehouses, flex buildings and offices. The Triangle has plenty of those, from the flex parks near RDU in Morrisville to the industrial parks off I-40 in Garner.
When a TPO roof leaks, call (984) 464-8602 or send the form. We set up an inspection with a local commercial roofing contractor the same day you reach us. You get a written estimate for repair or replacement.
What we fix
Open or peeling seams. The edge of one sheet lifting off the next.
Leaks around rooftop units, pipes and vents. Flashing that has pulled away or cracked.
Punctures and cuts. From dropped tools, service techs, hail or storm debris.
Shrinking or pulling at the edges and walls. The sheet pulling tight at corners and walls.
Wrinkles, bubbles and soft spots. Often a sign of wet insulation or loose attachment.
Ponding water. Water that sits for days and wears the surface.
Worn-out surface. Chalky, cracked or thin areas on an older roof.
Wind damage. Edges and sections lifted in a storm.
What TPO is
TPO stands for thermoplastic polyolefin. You do not need to remember that. What matters is how it works.
TPO comes in big rolls of a flexible white sheet. The crew lays it over insulation and attaches it to the roof with screws and plates, with glue, or with weight on top. Then they join the sheets together with hot air. The hot air melts the edges and welds them into one piece. When the weld is done right, the seam is as strong as the sheet.
That welded seam is TPO's big strength. It is also where most problems start when the weld was rushed or the roof has aged.
Why TPO fits Raleigh buildings
It reflects sun. Normal July highs at Raleigh-Durham sit near 91 degrees, based on National Weather Service climate normals. A white roof reflects much of that sun. The roof surface stays cooler, the building gains less heat, and the HVAC works less hard.
It handles a big, simple roof well. Warehouses and flex buildings have large, open roofs. TPO goes down fast on big areas, which keeps labor costs in check.
It is easy to repair. New TPO can be welded to old TPO if the old sheet is clean and in fair shape. That makes patches and seam repairs straightforward.
What wears TPO out here
Heat and sun. Strong sun and heat age any roof. Over the years, the top layer of TPO wears thinner. Once it is gone, the sheet underneath breaks down faster.
Daily movement. The roof heats up in the afternoon and cools at night. That movement pulls on seams, corners and flashing.
Storms. Hurricane Fran in 1996 caused over $900 million in property damage in Wake County alone, according to the National Weather Service. Wind gets under loose edges. A TPO roof that is not attached well at the edges can lift and tear.
Hail. The North Carolina State Climate Office reported hail up to 2.5 inches across in Wake County in May 2016. Large hail can crack or puncture TPO, and the damage can be hard to see without walking the roof.
Foot traffic. Service techs walking to rooftop units wear paths into the roof. Walkway pads on the main paths help.
Repair or replace a TPO roof
Repair is usually the right call when:
The leaks are in a few spots: a seam, a curb, a pipe
The insulation underneath is mostly dry
The sheet still welds cleanly to new TPO
Replacement is usually the right call when:
Large areas of insulation are wet
The surface is worn through or cracked in many places
Seams keep failing in new spots
The roof is near the end of its life
Coating sits in between. If the TPO is worn but still mostly dry underneath, a coating may add years. See roof coatings.
If the old roof is water-soaked, or there are already two roofs on the building, North Carolina code does not let a new roof go on top. The old roof has to come off first.
What to look for in a TPO estimate
Make sure each estimate tells you:
The TPO thickness (45, 60 or 80 mil are common)
How the sheet will be attached: screws, glue or weight
Insulation type and thickness, and how much wet insulation will be replaced
Tear-off or recover, and why
Flashing at walls, curbs and units
Edge metal and how it is fastened
Walkway pads to rooftop equipment
The maker's warranty, the contractor's warranty, and who backs each one
If one estimate is much lower than the others, check what it left out.
About these prices
The price table on this page shows typical ranges from HomeAdvisor's published membrane roofing cost guide. It is not a quote. Thicker sheets, glued systems, tear-off, wet insulation and lots of rooftop equipment push the price up. Large, simple roofs often land lower per square.
Who does the work
Raleigh Commercial Roofs is a lead referral service. We connect you with one independent local commercial roofing contractor who works on TPO roofs. That contractor inspects the roof, writes the estimate and does the work if you hire them.
Projects of $40,000 or more in North Carolina need a contractor licensed by the North Carolina Licensing Board for General Contractors. Ask for the licence number and proof of insurance.
Get your TPO roof checked
Call (984) 464-8602 or send the form. Tell us the address and what you are seeing. We set up your inspection the same day you call. Compare TPO with EPDM or metal, or read about inspections.
Frequently asked questions
How much does a TPO roof cost in Raleigh?
Published national guides put installed TPO at about $4.50 to $14 per square foot, or $450 to $1,400 per square. Thickness, insulation, tear-off and roof size move the price the most. Your written estimate gives the real number.
How long does a TPO roof last?
Industry sources put TPO at roughly 15 to 30 years. Thicker sheets, good welds, regular checkups and less foot traffic push it toward the long end. Strong sun and heat are hard on any roof.
Is TPO good for hot weather?
TPO is white and reflects much of the sun, so the roof and the space under it run cooler than a dark roof. That helps in Raleigh summers. It still ages in heat, so seams and flashing need regular checks.
Can a TPO roof be repaired, or does it need replacing?
Most TPO problems can be repaired. Open seams can be cleaned and re-welded, and holes can be patched with new TPO. A full replacement makes sense when the insulation below is wet over large areas or the sheet is worn out.
What thickness of TPO should I get?
Common thicknesses are 45, 60 and 80 mil. Thicker sheets cost more and usually last longer. Ask each contractor which thickness they priced so you can compare estimates fairly.
Can TPO go over my old roof?
Sometimes. TPO can go over an existing roof only if the old roof is dry and the building does not already have two roofs on it. If the old roof is wet, it must come off.
What is the difference between TPO and PVC?
Both are white single-ply sheets with heat-welded seams. PVC usually costs a bit more and holds up better around grease and some chemicals, so it is common on restaurants. TPO is the more common choice for warehouses and offices.