Replacing a commercial roof is the biggest single maintenance check most building owners write, and it is one part of the commercial roofing in Irving work we do. The goal of this page is to show how we decide what kind of replacement your building needs, what the city and the energy code add to the scope, and how we keep the building open while the roof comes off.
When does a commercial reroof in Dallas–Fort Worth make sense?
Replacement is the right call when repairs have stopped holding. The signs we look for on a roof walk:
- leaks returning in new places each rainy season, especially after May storms
- membrane that is brittle, cracked at flashings, or shrinking and pulling at the edges
- large areas of soft or spongy insulation underfoot
- widespread hail damage the insurer has agreed to pay for
- ponding that has never drained, because the roof was built flat with too little slope
- rusted deck visible at drains or around rooftop units
Irving's weather speeds that list along. May is the city's rainiest month and the heart of hail season, so a tired membrane is tested hardest in spring, while July highs around 95°F make an aged roof expand and shrink every day. Wet insulation adds weight, stops insulating and can rust a steel deck from above. Some roof consultants treat roughly 20% of the roof area being wet as the point where a tear-off beats a recover; we let your core and moisture results make that call.
If the roof has a few defects in an otherwise sound field, our flat roof repair or a coating may be the better spend. We will say so.
Roof recover vs tear-off: what decides it
A recover installs new insulation and membrane over the existing roof; a tear-off removes everything down to the deck. A recover costs less and keeps the building sealed during the work, but it is only allowed and sensible in certain conditions.
| Question | Points to a recover | Points to a tear-off |
|---|---|---|
| How many roofs are already there? | One | Two or more (codes generally limit layers) |
| Is the insulation dry? | Core cuts and moisture survey show dry | Saturated areas are widespread |
| Is the deck sound? | No rust-through or sagging | Rusted steel, rotted wood or damaged concrete |
| Is drainage adequate? | Water drains within a day or two | Ponding needs tapered insulation and new slope |
Core cuts are small round samples taken through the roof and patched afterward. They show how many layers exist and whether insulation is wet. On larger roofs, we recommend a moisture survey as well, so the decision rests on the whole roof, not a few holes.
Insulation and cool-roof requirements in Irving
Two rules shape the materials list on almost every replacement we price in Irving:
- Insulation. Under the energy code's alteration rules, replacing a roof whose insulation sits entirely above the deck usually triggers the current roof insulation requirement. A recover is treated differently. That can mean thicker insulation and taller curbs and edges than the old roof had.
- Cool roof. Irving's Chapter 8B amendments set a solar reflectance index of at least 78 on low-slope roofs, so the membrane color and product have to meet that number.
Which code edition applies, and how, is decided by the City of Irving during permitting, and we confirm it there before we order material. Irving also requires a reroof permit and annual contractor registration; the Inspections Department at (972) 721-2371 answers questions on both. Roofers hold no state license in Texas (TDLR does not regulate the trade), so the city registration and a written contract are the checks that count.
Questions about commercial roof replacement? Talk to us.
Call for a free inspection and a written estimate. Hablamos español.
- 5.0 on Google (33 reviews)
- Free inspections & estimates
- Se habla español
- Workmanship guaranteed in writing with every contract
Our commercial roof replacement in Irving, step by step
- Roof walk and core cuts. We document the roof, take cores and recommend a moisture survey where needed.
- System choice and written scope. We lay out the options, usually TPO roofing or modified bitumen, explain the trade-offs for your use, and list insulation, membrane, flashings, edge metal, drains, deck allowance and phasing line by line.
- Permit and phasing plan. The scope names who pulls the City of Irving reroof permit, and work starts once it is issued. We split the roof into sections small enough to open and seal before the crew leaves each evening, and share the schedule with your manager and tenants.
- Removal and deck repair. On a tear-off, old material goes down a chute to a dumpster; damaged deck is replaced as we find it, with photos.
- New roof, section by section. Insulation, tapered crickets, membrane, flashings, drains and edge metal go on, and each section is sealed watertight before the next opens.
- Final walk and cleanup. We walk the finished roof with you, clean the grounds and hand over photos and paperwork for the city's final inspection.
What does a flat roof replacement proposal from us include?
Every replacement we price is a full roof system, not just a new top layer. The proposal covers removing or preparing the old roof, new insulation at the thickness the code calls for, a cover board where the system needs one, the membrane, and every flashing, drain and edge detail that keeps water out. It also covers the parts owners tend to forget until the crew arrives: coordinating rooftop unit disconnects with your HVAC contractor, where the hoist and dumpster will sit, and how the open section is sealed at the end of each day. Two bids can only be compared fairly when both list the same items, so ours are itemized:
- a roof plan showing sections, drains, rooftop units and phasing order, with the core cut and moisture findings
- the system, insulation thickness and cool-roof rating proposed
- flashing details for every curb, wall and penetration
- an allowance and unit price for deck replacement, since deck damage is only fully known after tear-off
- permit, schedule and staging notes
- the written workmanship guarantee and the manufacturer warranty that applies
What moves commercial roof replacement cost?
We do not publish commercial prices; every number comes from a measured scope and a free estimate. The variables that change the total most are the recover-or-tear-off decision, the amount of wet insulation, the insulation thickness the code calls for, the number of penetrations and units to flash, tapered insulation for drainage, deck repair found after tear-off, access and hoisting, and how many phases an occupied building needs. Our blog's guide to commercial roof replacement cost in DFW walks through these in more detail.
Two smaller items are easy to miss. Irving charges a reroof permit fee; one published schedule lists $150 for multifamily and commercial reroofs, so confirm the current amount with the city. And when the code calls for thicker insulation on a tear-off, curbs, edge metal and wall flashings may need to be raised, adding line items the old roof never had. On the other side of the ledger, federal rules for tax years beginning in 2018 and later count roofs on nonresidential buildings as Section 179 property, which may let an owner expense the cost instead of depreciating it for decades; ask your tax adviser.
Why owners choose RJ Premium Roofing for a reroof
- Free inspections and estimates, with core results in writing rather than guesses.
- Clear communication in Spanish and English, for owners, managers, tenants and maintenance crews.
- Storm documentation that supports a hail claim, including a damage report and meeting your adjuster on the roof.
- Clean job sites: Google reviewers mention crews that cleaned up after the work, and we hold commercial sites to the same standard.
- Each step explained: reviewers say crews walked them through every stage, and on a reroof that means a short update to your manager as each section closes.
- A 5.0-star rating across 33 Google reviews.
Installation is backed by our workmanship guarantee, written into the contract. The membrane and insulation carry their manufacturer's material warranty, and the proposal names which one.
Reemplazo de techo comercial: where we work
Hacemos reemplazo de techo comercial en español o en inglés. From Irving, our crews take on reroofs for offices and retail in Dallas, office-warehouse buildings in Carrollton, and distribution space in Coppell near the airport. Dallas, Carrollton and Coppell each run their own permit office, so we confirm the local reroof rules before setting a schedule.
