Serving Tampa and nearby areas
Deciding whether to repair or replace a flat roof in Tampa comes down to how wet, how old and how worn it is, and a free inspection and written estimate gives you the numbers to decide.
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We connect property owners in Tampa and nearby areas, including Downtown Tampa, Westshore, East Tampa, Brandon, Riverview and Plant City, with one independent local commercial roofing specialist.
The 25 percent rule
Under Florida Statute 553.844, if a roof was built to the 2007 Florida Building Code or later and 25 percent or more of it is repaired, replaced or recovered, only that part has to meet current code.
When the old roof must come off
The Florida Roofing and Sheet Metal Contractors Association notes that Florida code requires removing all layers down to the deck when the existing roof is water soaked or already has two or more applications.
Typical published ranges for Tampa. The contractor's written estimate is the price, and the inspection is free.
| Work | Typical range |
|---|---|
| Inspection and written estimate for repair or replacement in TampaScheduled the day you call | Free |
| Most flat roof repairs | $300 to $1,100per repair |
| Infrared moisture scan$0.05 to $0.12 per sq ft | $5 to $12per square (100 sq ft) |
| Silicone coating$1.50 to $4.50 per sq ft | $150 to $450per square (100 sq ft) |
| TPO, new over sound insulation$4.15 to $5.70 per sq ft | $415 to $570per square (100 sq ft) |
| TPO, tear-off with new insulation$9.40 to $14.65 per sq ft | $940 to $1,465per square (100 sq ft) |
| Maintenance program | 1% to 3%of replacement cost per year |
At some point every flat roof reaches this question. A leak gets fixed, then another shows up across the roof. The repair invoices add up. Someone on a bid says the whole roof should come off. Someone else says a coating will buy ten more years.
There is a way to sort this out with facts instead of guesses. It comes down to four questions.
Leaks in new places
Every few months, not the same spot over and over.
Repairs that do not hold
Through one rainy season.
Wide blisters, cracks or bare spots
Across much of the roof, not one area.
Seams opening in many places
At once.
Soft or spongy areas
Underfoot, a sign of wet insulation.
Ponding that keeps spreading
As the roof sags in more spots.
A roof past its expected life
For its type.
This is the most important question, and you cannot answer it by looking. Water under the membrane soaks into the insulation and stays there. A wet roof can look fine from above.
An infrared or moisture scan maps the wet areas. Published guides put a scan at about 5 to 12 cents per square foot. It is the best money you can spend before a big decision.
Published guides put TPO and PVC at about 15 to 30 years, EPDM at about 20 to 30 and modified bitumen at about 15 to 25. In Tampa, strong sun and summer storms are hard on any roof.
A roof in the first half of its life with a few problems is a repair job almost every time. A roof near the end of its range with problems all over is a better fit for a coating, if dry, or a replacement.
Two rules shape the choice in Tampa:
The 25 percent rule. Under Florida Statute 553.844, if your roof was built to the 2007 Florida Building Code or later, only the part being repaired has to meet today's code, even on a big repair. If the roof is older than that, a large repair can trigger stricter rules for the whole section. Permit records show which applies.
The recover limit. Florida code requires removing all layers down to the deck when the existing roof is water soaked, or when it already has two or more layers. If your building already has a recover on it, the next roof is a full tear-off.
Compare options by the cost per year of roof life, not just the price today. Typical ranges from published cost guides:
Repair
Most flat roof repairs run about $300 to $1,100. Good for a sound roof with a few problem spots.
Coating
Silicone coatings run about $1.50 to $4.50 per square foot. Only on a roof that is mostly dry and solid. No tear-off.
Replace over sound insulation
TPO runs about $4.15 to $5.70 per square foot when the insulation can stay.
Full tear-off
TPO with new insulation runs about $9.40 to $14.65 per square foot.
Full price ranges are in the table on this page. Your written estimate gives the real number.
Many Tampa property managers split the difference. They fix the active leaks now, scan for moisture, and set a date for a coating or replacement in the budget for next year. A maintenance program, which industry sources put at about 1 to 3 percent of replacement cost per year, keeps the roof going in the meantime.
If you are planning a full replacement, timing matters. Hurricane season runs June 1 to November 30. Doing the work before summer storms start gives you the most room.
Gather your roof records
Install date, roof type, permits, warranty and past repair invoices.
List every leak
In the last two years with dates and locations.
Ask for a moisture scan
As part of the visit.
Know your budget window
So the estimate can show options for now and later.
Ask for all options in writing
Repair, coating if it fits, and replacement.
Call (656) 233-6113 to schedule a free inspection and a written estimate with Tampa Commercial Roofing Co.
Look at three things. How much of the roof is wet underneath, how old it is compared with its expected life, and whether leaks are spreading or staying in one spot. A roof that is mostly dry with a few problem spots is usually a repair job.
Under Florida Statute 553.844, if a roof was built to the 2007 Florida Building Code or later, only the part being repaired has to meet today's code, even when 25 percent or more is worked on. Older roofs can be held to stricter rules, which can push a big repair toward a full section replacement.
Usually much cheaper per square foot, and there is no tear-off. But a coating only works on a roof that is mostly dry and still solid. If large areas are wet, the coating would seal the water in.
Sometimes. Florida code does not allow it if the old roof is water soaked or already has two or more layers. In those cases the old roof must come off down to the deck.
Published guides put TPO with tear-off and new insulation at about $9.40 to $14.65 per square foot, and EPDM at about $9.65 to $14.95. Over sound insulation it is about half that. Your written estimate gives the real price for your building.
If the roof is near the end of its life, planning the work for the drier months before June gives you the most room. Hurricane season runs June 1 to November 30, and summer storms can slow roof work.
