If your building's roof is leaking, we handle it. If it's time for a full replacement, we know exactly what you need and what it costs. We've been managing commercial roofs across the Twin Cities for decades — everything from small office parks to multi-building portfolios.
Commercial roof leaks don't wait for convenient timing. Neither do we.
What We Install
We work with four proven commercial roofing systems. Each one has different strengths, different costs, and different lifespans. Here's how they stack up.
Modified Bitumen (Mod Bit)
Mod Bit is the workhorse of commercial roofing in Minnesota. It's asphalt-based with modifiers that make it flexible, durable, and straightforward to repair.
What it does well:
- Handles Minnesota weather: cold snaps, UV, foot traffic
- Easy to spot-patch when needed
- Proven track record on existing buildings
Installation: Torch-applied or hot-mopped (we use hot-mopped for safety and environmental reasons)
Cost: $4-$8 per square foot (material + labor)
Lifespan: 15-20 years with proper maintenance
Best for: Budget-conscious owners who want proven performance without premium pricing
We've installed hundreds of Mod Bit roofs in Eden Prairie, Minnetonka, Bloomington, and beyond. If your existing roof is Mod Bit and it's past its effective lifespan, replacing in kind is usually the fastest, most cost-effective path — we walk through that in more detail in our modified bitumen roof repair write-up, and our Minneapolis flat roof replacement page shows per-system pricing for residential walkouts and commercial low-slope.
TPO (Thermoplastic Polyolefin)
TPO is the single-ply membrane option: bright white, lightweight, and energy-efficient. It reflects heat instead of absorbing it, which matters on summer days.
What it does well:
- Lower energy costs (white membrane = lower roof temps)
- Lightweight (easier on existing structure)
- Environmentally friendly (fully recyclable)
- Consistent seams (heat-welded, not glued or torched)
Installation: Mechanically fastened or fully adhered, with heat-welded seams
Cost: $5-$10 per square foot
Lifespan: 15-25 years (longer if maintained)
Best for: Building owners optimizing for energy efficiency and long-term durability
The challenge with TPO? Poor quality installation can show up fast. Seams need to be welded properly, and fastening pattern matters. We use only certified TPO applicators and we inspect every seam during installation. (And no — you can't put TPO over shingles on the steep-slope side, no matter who tells you otherwise.)
EPDM (Ethylene Propylene Diene Monomer)
EPDM is the black rubber membrane. It's been on commercial roofs for 50+ years. Simple, proven, durable.
What it does well:
- Extreme durability (50-year lifespans are real)
- Handles Minnesota cold better than most single-plies
- Easy to patch
- Lower cost than TPO or PVC
Installation: Mechanically fastened or fully adhered; seams are sealed with adhesive or tape
Cost: $4-$9 per square foot
Lifespan: 40-50 years (often outlasts the building)
Best for: Long-term owners who want a system that doesn't need replacement for decades
EPDM's reputation took a hit in the 2000s from poor seaming practices. Modern EPDM is different — seam failure is rare when installed right. We use Carlisle Sure-Seal or equivalent, inspect every connection, and our crews know the protocol. (For the chemistry side, here are the best EPDM roofing adhesives we trust.)
PVC (Polyvinyl Chloride)
PVC is the premium single-ply option. It's stronger than TPO or EPDM, handles foot traffic better, and resists industrial chemicals.
What it does well:
- Puncture-resistant (foot traffic, hail, maintenance equipment)
- Chemical-resistant (critical for some industrial buildings)
- Fully recyclable
- Bright white (energy efficient)
Installation: Heat-welded seams, mechanically fastened or fully adhered
Cost: $8-$12 per square foot
Lifespan: 20-30 years
Best for: Buildings with high foot traffic, rooftop equipment, or exposure to oils/solvents
PVC costs more upfront, but if your roof gets hard use, it pays for itself in reduced maintenance and no surprise failures.
Built-Up Roofing (BUR) and Metal
BUR (the old tar-and-gravel system) — we don't install new. If you have existing BUR, we repair it and plan replacement.
Metal roofing (standing seam or panel) — we're selective. It's excellent for certain applications (agriculture, certain commercial), but it's not a standard Twin Cities offering. If you're interested, we'll discuss whether it makes sense for your building and install through a certified metal partner.
Repair vs. Replacement: How We Decide
We don't replace roofs that can be fixed.
If you call us with a leak, we find it. We assess whether it's a repair situation (isolated failure, good substrate) or a replacement scenario (system degradation, widespread deterioration, age approaching end-of-life).
Repairs we handle:
- Seam failures (single-ply) — rebond or re-weld
- Punctures and tears — patch or section replacement
- Flashing leaks — re-seal or replace flashings
- Fastener corrosion — re-secure and seal
Cost for repairs: $50-$300 per location, depending on severity and access. We charge for time and materials.
When replacement makes sense:
- Roof is past 75% of expected lifespan and showing multiple failure points
- Underlying substrate is compromised (decking deterioration, structural damage)
- Repeated leaks in different areas (system fatigue)
- Building plans = upgrade opportunity (roof deck work, HVAC relocation, solar consideration)
We'll give you the numbers: cost to repair now, expected time to failure, replacement cost, and long-term maintenance outlook. Then you decide.
Roof Replacement Pricing
Commercial roof replacement runs $5-$12 per square foot, installed. Here's what that covers:
- Full tear-off of existing roofing
- Substrate inspection and repair (OSB replacement, flashing inspection)
- New membrane installation per spec
- New flashing and penetration seals
- Cleanup and disposal
What affects pricing:
- Membrane type (EPDM low end, PVC high end)
- Roof complexity (flat, multi-level, roof obstructions, equipment)
- Substrate condition (damage = repair costs)
- Building size (larger = per-sqft efficiency)
- Timeline (tight deadlines = premium)
A 10,000 sq ft flat roof with standard EPDM replacement: roughly $50,000-$90,000 all-in. A 15,000 sq ft TPO roof with complex flashing: $75,000-$150,000. We provide a detailed estimate before any work.
Warranties: What You Actually Get
Here's the truth about commercial roof warranties that most contractors won't tell you straight:
Manufacturer warranties (the membrane): 20-25 years (depending on system). Carlisle, Elevate (Firestone), Johns Manville, and Mule-Hide all provide solid coverage. These warranties are non-prorated on labor and transferable to new owners.
Our workmanship warranty: 10 years on installation. That covers our labor, our seams, our flashings.
The combination: manufacturer covers the material; we cover the install. If the membrane fails prematurely (defect), manufacturer replaces it. If the seams fail because we didn't install them right, we replace them. That's how it works.
No lifetime warranty on commercial. You'll see some contractors claim it. It's marketing. Commercial roofs have liability exposure that residential doesn't (building occupants, liability insurance, higher-value assets). We stand behind our work for 10 years because that's real.
Maintenance Programs
A roof that's inspected and maintained twice a year outlasts one that's ignored. We offer:
- Spring inspection: debris removal, seam check, flashing verification, drain cleaning
- Fall inspection: same protocol, plus prep for winter weather
- Service pricing: $150-$500 per visit, depending on roof size and condition
A $300/year maintenance program saves you $50,000 in premature replacement. Simple math.
Why We're Different
We're not a national roofing company. We're based in Eden Prairie. We know Twin Cities weather, local building codes, and the contractors who've been doing this for decades.
We're an NRCA member (National Roofing Contractors Association). Our crews are certified by Carlisle, Elevate, Johns Manville, and Mule-Hide. We inspect every roof before we quote, and we manage every installation personally.
Most importantly: we treat commercial roofing like commercial owners think. You need the roof done right, on time, with no surprises. That's what we deliver.
Ready to Get Started?
Call us for a free inspection and estimate. We'll climb on your roof, document conditions, explain options, and give you a solid number.
952-206-6339
Modern Exterior Systems Eden Prairie, MN NRCA Member | Carlisle Certified | Elevate Certified | Johns Manville Certified | Mule-Hide Certified
Joe's Note
I've been on thousands of commercial roofs in the Twin Cities. The ones that last 40+ years aren't the cheapest installations. They're the ones where the owner invested in the right system upfront and maintained it. If you're managing a commercial building, treat your roof like the asset it is. Get it inspected annually, fix problems early, and plan replacement before the system fails. Your tenants (and your insurance company) will thank you.
Commercial roofing that lasts. Eden Prairie–based contractor, serving the Twin Cities for decades. Joe Dvorak, Owner. NRCA Member. Licensed and insured.
Free roof inspection and estimate: 952-206-6339
