How long does a typical commercial roof last?

It depends on the system. Standing seam metal roofing typically lasts 40 to 50 years. Single ply systems such as TPO and PVC commonly carry manufacturer warranties of up to 30 years. Fluid applied roofing is typically used to extend the life of an existing roof rather than installed as a standalone new system, and warranty terms vary by manufacturer and project.

Can a roof be repaired more than once?

Yes, but each repair should be evaluated on its own. Most manufacturers also cap how many times a roof can be recoated or patched under warranty. If the same area keeps failing, or repairs are happening in multiple spots, that is usually a sign the underlying system is wearing out rather than dealing with isolated damage.

How do I know if the problem is the roof membrane or the roof deck underneath?

You often cannot tell from the surface. Staining, sagging, or a soft feel underfoot are signs the roof deck may be compromised, but the only way to confirm it is a moisture survey or opening the roof directly.

What is the difference between a roof coating and a full replacement?

A coating restores and waterproofs a roof that still has usable life left in the roof deck and insulation. A full replacement strips the roof down to the roof deck, sometimes including stripping away the roof deck, to start over. That is the right call once the substrate is compromised or the roof has already been recoated as many times as the manufacturer allows. We determine which option your roof needs after an inspection, not by default.

Do you have to tear off the old roof before installing a new one?

Not always. Fluid applied systems and some single ply assemblies can go directly over an existing roof if it passes a moisture survey, which can reduce both cost and project time. If the roof deck or insulation has already taken on water, a re-cover is not a safe option and a tear-off is the right call instead.