If you manage a flat roof in Dallas and the building owner wants the leak fixed without voiding the NDL warranty, you’re in the right place. We repair TPO, EPDM, PVC, and modified bitumen for property managers, REITs, and owner-occupied industrial across DFW. We’re CertainTeed ShingleMaster certified (top 3 percent of US roofers) and family-owned in Plano, see all credentials. Mahmoud Abu Saad and Sara Bannat started Roof Raiders in 2022, more on that here.
Most calls we get sound like one of three things. A tenant called the property manager about water on a ceiling tile. A drone flyover during preventive maintenance showed seam separation. Or a hailstorm rolled through and the carrier wants a scope before they cut the check. We handle all three, and we do it without the negotiation games that give commercial roofing a bad reputation.
Call (214) 326-3106 for a free commercial inspection.
the 6 most common commercial flat roof failures we repair in dallas.
After 4 years of climbing flat roofs from Coppell to Mesquite, the failure modes repeat. Here’s what we find and what it costs.
| Failure mode | Root cause | Typical repair | Patch or replace |
|---|---|---|---|
| TPO seam separation | UV degradation, bad original weld, building movement | Hot-air re-weld with probe test, $4 to $8 per linear ft | Patch if isolated, replace if seams fail roof-wide |
| EPDM splice failure | Adhesive breakdown at 12 to 15 years, no cover tape | Primer plus 6-inch splice tape, $5 to $9 per linear ft | Patch under 30 percent of seams |
| Modified bitumen blistering | Trapped moisture during install, sun exposure | Cut out, torch in new ply, mastic cap, $400 to $1,200 per blister cluster | Patch under 10 percent of surface |
| Parapet wall flashing | Termination bar failure, sealant degradation | Rebuild with new bar, counter-flashing, sealant, $40 to $80 per linear ft | Patch isolated runs |
| Drain bowl rot | Standing water, clogged drain, deck rot below | Remove drain, repair deck, reset clamping ring, $800 to $2,500 per drain | Patch if deck sound |
| HVAC curb leaks | Pitch pocket sealant failure, curb flashing tear | New target patch, fresh pitch pocket, $300 to $900 per curb | Patch unless curb is rotting |
The matrix is honest about when a patch makes sense and when you’re throwing money at a roof that needs replacement. A property manager in Las Colinas asked us last year to keep patching a 15-year-old TPO roof that had failed seams on six of eight bays. We told her replacement was the better number, walked her through the math, and she got board approval that quarter.
repair vs recoat vs replace decision tree.
The decision is rarely about age alone. It’s about age plus percent of roof affected plus deck moisture plus ponding history. Here’s how we sort it.
If the membrane is under 10 years old and failures are isolated to under 15 percent of the roof, we patch. If the membrane is 10 to 20 years old, the substrate scans dry, ponding is under 1 inch and clears within 48 hours, recoating with a silicone or acrylic system extends the roof 10 to 15 years at $2 to $5 per sq ft. If the membrane is over 20 years, more than 25 percent of the insulation scans wet, or ponding is chronic and over 1 inch, you’re at replacement.
We won’t recoat over wet insulation. It traps the moisture, accelerates deck rot, and voids most coating warranties from GAF, Henry, and Gaco. A property manager in Addison learned this the hard way before calling us. Her previous roofer coated a wet roof, the warranty was voided 18 months later, and she paid twice.
ndl warranty preservation during repairs.
NDL stands for No Dollar Limit. It’s the strongest commercial roof warranty available, and Carlisle, GAF, and Firestone all offer 15, 20, and 25-year NDLs on their TPO, EPDM, and PVC systems. The catch is they only cover repairs done with manufacturer-approved methods and materials.
Here’s what voids an NDL fast. Using the wrong sealant on a TPO seam. Patching EPDM with a TPO scrap because that’s what was in the truck. Replacing a drain with a non-matching clamping ring. Skipping the primer on an EPDM splice. We’ve seen all of these on roofs another contractor “fixed” before we got called back.
When we repair, we pull your warranty paperwork first, confirm the membrane manufacturer and the specific product line, and match the repair kit. For Carlisle Sure-Weld TPO we use Carlisle’s repair kit. For GAF EverGuard we use GAF’s. For Firestone UltraPly we use Firestone’s. We document with photos and submit the repair-method confirmation to your manufacturer rep when your NDL requires it. The warranty stays intact.
Call (214) 326-3106 for a free commercial inspection.
after a dfw hailstorm: commercial scope vs residential.
Commercial hail claims are not residential hail claims, and carriers know it. On a residential roof, a general adjuster can usually scope the damage with a soft-mallet test square and call it. On commercial, especially on TPO and EPDM, the carrier often sends a material expert from HAAG or Donan because cosmetic versus structural damage is a real distinction on a single-ply membrane.
Here’s what that means for your scope. We document with multiple 10-by-10 test squares photographed with chalk-marked hits. We note membrane type, age, mil thickness, and whether the underlying insulation is fastened or adhered. We meet the material expert on the roof, not in a conference room, and we walk every elevation. After the May 28 2023 storm we documented one Carrollton industrial building where the material expert initially called the damage cosmetic. Our test squares and a thickness gauge showed mil-loss below the manufacturer’s minimum. The carrier approved replacement that quarter.
We don’t negotiate or adjust the claim. Texas Insurance Code 4102.163 bars roofers from doing that. We document, inspect, and meet your adjuster on site. The negotiation is between you and your carrier or your public adjuster.
the rapid roof response process.
Five steps, no surprises.
- Site walk and moisture scan. We meet you on the roof, photograph every failure point, and run an infrared or capacitance scan when ponding history suggests wet insulation. You get the photo report same day.
- Scope and COI to property manager. Line-item scope, NDL warranty implications spelled out, and a Certificate of Insurance naming your management company and the building owner as additional insured. Before any crew shows up.
- Tenant notice and off-hours scheduling. We coordinate notice with your on-site manager, schedule loud cutting outside business hours when needed, and stage materials so parking and loading dock access stay clear.
- Repair, dry-in, and weld verification. Crew leads probe-test every TPO and PVC weld. Modified bitumen patches get a water-cutoff mastic detail. EPDM splices get primer plus 6-inch cover tape. Photos at every step.
- Close-out package. PDF with before, during, and after photos, the manufacturer’s repair-method confirmation for NDL preservation, our 2-year workmanship warranty on the patched area, and a maintenance schedule for the next 18 months.
Call (214) 326-3106 for a free commercial inspection.
tenant disruption: how we work around occupied buildings.
The fastest way to lose a property management client is to make their tenants angry. We’ve never had a tenant complaint escalated to the management company in 4 years of commercial work, and that’s because we plan for occupancy before we mobilize.
Off-hours scheduling matters most for loud cutting on modified bitumen tear-offs and for tear-offs over occupied office or retail. We start at 5 a.m. or after 6 p.m. when noise carries into the space below. Phased install means we tear off and dry-in one section per day rather than opening the whole roof, so a thunderstorm in the afternoon doesn’t put water on a tenant’s inventory. Same-day dry-in is non-negotiable on any tear-off work, even if it means staying until 10 p.m.
For parking and dumpster placement, we coordinate with your on-site manager and put the dumpster on a corner spot, never in front of a tenant’s entrance. Materials go on the roof by crane or lift before tenants arrive. We did a strip retail roof in Carrollton last spring with 11 tenants, and not one had to move their parking.
what commercial roof repair costs in dallas.
These are honest 2026 ranges based on what we’ve actually invoiced.
| Scope | Cost range |
|---|---|
| Spot repair, single seam or single puncture | $400 to $1,500 |
| TPO or PVC seam re-weld, per linear ft | $4 to $8 |
| EPDM splice repair, per linear ft | $5 to $9 |
| Recoating, acrylic or silicone | $2 to $5 per sq ft |
| Drain rebuild, single drain | $800 to $2,500 |
| Parapet flashing rebuild | $40 to $80 per linear ft |
| HVAC curb reflash, per curb | $300 to $900 |
| Full membrane replacement, TPO 60 mil | $8 to $12 per sq ft |
| Full membrane replacement, modified bitumen | $9 to $14 per sq ft |
Variables that push you to the high end: parapet height over 4 ft, HVAC density over 1 unit per 1,000 sq ft, multi-story crane access, and asbestos in older built-up substrates. We tell you which apply during the site walk, not after the invoice.
the texas 25 percent rule, what carriers actually require.
Most property managers ask us about the Texas 25 percent rule when hail comes through. The rule sits in 28 TAC 21.1006 and applies to roof coverings on residential structures, requiring code-compliant replacement when more than 25 percent of the covering is repaired or replaced within a 12-month period. It exists because patching new shingles next to old ones creates a code mismatch on residential.
Here’s where commercial is different. Most Dallas commercial roofs are governed by the IBC and the manufacturer’s NDL terms rather than the residential 25 percent rule. The practical equivalent is your manufacturer’s repair-vs-replace threshold, which is usually 25 to 30 percent of the roof area or more than 25 percent wet insulation. Hit that threshold and Carlisle, GAF, or Firestone will require tear-off rather than patching to preserve the NDL.
The other reason this matters: if your roof is older than 12 years and a carrier scopes a 25-percent-plus repair, they often pay for tear-off anyway because patching that much area on an aged membrane doesn’t restore the roof. That’s a documentation conversation, not a negotiation conversation, and we handle the documentation.
dfw weather and the storm timeline carriers honor.
DFW has a defined hail timeline that carriers and material experts reference, and your claim’s strength depends on tying damage to a specific date. The May 28 2023 storm dropped tennis-ball hail across Plano, Frisco, and McKinney and remains the most active claim window from that year. The April 9 2024 storm hit Lewisville, Flower Mound, and Grapevine with golf-ball hail. May 23 2024 was a wider event across Dallas, Highland Park, Richardson, and Garland. June 17 2024 was a fast-moving cell that clipped Arlington, Grand Prairie, and parts of Fort Worth.
If your roof sat through any of those storms and you’re now seeing leaks, the leak may trace back to that date even if it took months to show up at the ceiling tile. We pull hail-strike data from CoreLogic and IBHS when we document, and we tie the damage to the storm your carrier will recognize.
Call (214) 326-3106 for a free commercial inspection.
paying for commercial repairs.
We offer an in-house zero interest payment plan on qualifying projects. A larger upfront deposit gets the work started and the balance is split over flexible terms depending on the size of the project. Cash jobs are always welcome. Details on our payment plans page.
anti-storm-chaser warning.
After every DFW hail event, out-of-state contractors with magnetic door signs show up in property management offices. Texas Insurance Code 4102.163 makes it illegal for a roofer to negotiate or adjust your claim. Beyond that, watch for the red flags: no verifiable local address, out-of-state plates on the truck, doorstep assignment-of-benefits or contingency contracts, and pressure to sign before your adjuster has walked the roof.
We’re a Plano-based business on Legacy Drive. You can drive to our office, read our 5.0-star Google reviews, and verify our Goldman Sachs 10,000 Small Businesses Preferred Vendor status. The storm chasers won’t be here in November.
dfw neighborhoods we serve.
We repair commercial roofs across all of DFW.
- Legacy West, Granite Park, and Preston Park in Plano; The Star District, Hall Park, and Frisco Square in Frisco
- Craig Ranch and Adriatica in McKinney; Watters Creek and The Village in Allen; the CityLine Telecom Corridor and the Galatyn Park area in Richardson
- Uptown, Deep Ellum, Bishop Arts, and the Design District in Dallas
- Highland Park, Wylie, Garland, and Mesquite
- Irving (Las Colinas and the Urban Center), Carrollton, Coppell, and Lewisville (Vista Ridge)
- Flower Mound, Grapevine, Keller, and Southlake (Town Square)
- Fort Worth, Arlington (Entertainment District), Grand Prairie, and Prosper
We also keep dedicated service-area pages for Irving, Dallas, Plano, Richardson, Arlington, and Fort Worth if you want the local picture before you call.
If you’re a property manager dealing with a leak, a failed inspection, or a hail claim on a commercial building, call us. We’ll be on your roof within 48 hours.
Call (214) 326-3106 for a free commercial inspection.
What's included
- TPO and PVC seam re-welds with hot-air verification
- EPDM splice tape and seam repair with primer prep
- Modified bitumen blister cut-out and torch-down patching
- Parapet wall flashing rebuild with new termination bar
- Drain bowl removal, deck repair, and clamping ring reset
- HVAC curb flashing replacement and pitch pocket reseal
- Ponding water investigation with deck moisture scan
- NDL warranty-approved repair methods on Carlisle, GAF, Firestone systems
- Off-hours scheduling for occupied retail, office, and industrial
- Certificate of Insurance issued to property manager before mobilization
How it works
- site walk and moisture scan. We meet you on the roof, photograph every failure point, and run an infrared or capacitance moisture scan when ponding history suggests wet insulation. You get the photo report the same day.
- scope and COI to property manager. We send a line-item scope, NDL warranty implications, and a Certificate of Insurance naming your property management company and the building owner as additional insured before any crew shows up.
- tenant notice and off-hours scheduling. We coordinate notice with your on-site manager, schedule loud work outside business hours when needed, and stage materials so parking and loading dock access stay clear.
- repair, dry-in, and hot-air weld verification. Crew leads test every TPO and PVC weld with a probe. Modified bitumen patches get a water-cutoff mastic detail. EPDM splices get primer plus 6-inch cover tape. Photos at every step.
- close-out package and warranty letter. You get a PDF with before, during, and after photos, the manufacturer's repair-method confirmation for NDL preservation, our 2-year workmanship warranty on the patched area, and a maintenance schedule.
