If you're a business owner or property manager, one question will always come up at some point: how long should a commercial roof last? The truth is—it depends. But don’t worry, we’ll break it down in plain English.
Whether you’re working with TPO, metal, or modified bitumen, this guide will walk you through what affects your commercial roof lifespan, how long each type lasts, and how to get the most out of your investment.
Commercial roofs aren’t cheap, and knowing how long a commercial roof should last can help you plan ahead, avoid surprise repairs, and protect your building. In this guide, we’ll break down the average lifespan of commercial roofs, what affects it, warning signs it's time to replace, and how to make yours last longer.
Not all roofing materials are created equal. Premium materials like metal or EPDM tend to last much longer than low-cost single-ply membranes.
Even the best materials can fail if installed poorly. A proper slope, watertight seals, and skilled labor go a long way in boosting roof life.
Heat, humidity, UV rays, hail, and heavy winds will wear down your roof faster—especially in places like Florida or Texas.
Neglect is expensive. Routine maintenance can extend a commercial roof's life by 30–100% according to Nations Roof.
Each system has its own expected lifespan. See below for average timeframes
20–30 years. Multiple layers provide strong protection, but seams can crack over time.
15–25 years. Asphalt-based and great for impact resistance, but susceptible to ponding.
TPO: 10–30 years
PVC: 20–30 years
EPDM: 25–30 years, can last up to 50 with proper maintenance
15–40 years. Lightweight and seamless, but needs re-coating every 10–15 years.
40–70 years. The longest-lasting option if properly installed and maintained.
Let’s face it—most people don’t climb their roofs. But here are 7 signs you should call a pro:
If your roof is 20+ years old and showing wear, it’s probably near the end of its service life.
Water that doesn't drain can damage insulation and lead to leaks and mold.
This means trapped moisture or poor adhesion—a common issue in single-ply roofs.
Hail, wind, and falling branches can puncture or crack your roof.
These keep water out around vents and HVAC units. If they’re cracked or missing, leaks aren’t far behind.
Often caused by foot traffic or rooftop equipment. If widespread, repairs may no longer cut it.
High winds can lift seams or corners. Even if no rain follows, that damage can spread fast.
Want your roof to last as long as possible? Here’s what you should be doing:
Have a professional inspect your roof annually or after major storms.
Don’t ignore the small stuff. Fix it before it grows.
Clogged drains and pooling water are early death sentences for flat roofs.
Many roofing companies offer maintenance programs. These are worth the money if you want to get every year possible out of your system.
If it’s over 20 years old, leaking, or showing signs of major damage (like tears, sagging, or pooled water), it might be time.
Most commercial roofs last 15 to 30 years, but some like metal can go up to 70 years with proper care.
Yes, in many cases. But if damage is widespread or the roof is near the end of its life, replacement is smarter long-term.
Anywhere from a few days to a few weeks, depending on size, materials, and weather.
Better energy efficiency, lower repair costs, improved safety, and peace of mind.
A professional inspection doesn’t just spot leaks—it protects your investment. Experts can catch small issues before they turn into expensive problems.
Whether you need a quote, an inspection, or a second opinion—don’t wait. Staying proactive can save you thousands.
Need help? Many roofing contractors now offer coating systems that restore older roofs at a fraction of the cost of full replacement.
For ongoing support, ask about maintenance plans or extended warranties.
To get a free estimate or inspection, contact GDRoofRepair today.