Below are the questions we hear most from Michigan business owners about their commercial roofs, the problems they run into, and how we solve them. Don’t see your question? That’s what we’re here for. Call us today and we’ll get you a straight answer.
A leak is a symptom, not the actual problem, and where it’s coming from depends on what kind of roof you have. On single-ply membranes like TPO, EPDM, or PVC, leaks typically start at seams, flashing, or wherever pipes, vents, or HVAC units penetrate the roof, not out in the open field. On built-up and modified bitumen roofs, it’s usually aging material combined with standing water that’s been sitting longer than it should. On older metal roofs, especially ones designed for unheated pole barns and installed with up to 40 exposed fasteners per 100 square feet, the constant expansion and contraction of the metal in a northern Michigan climate elongates those fastener holes over time until they leak.
The fix depends entirely on the diagnosis. Sometimes it’s a targeted repair at a seam or a piece of flashing. Sometimes it’s a drainage problem that’s been quietly stressing the roof for years and finally found a way in. We start every leak call with an actual inspection to find the real source before recommending anything, rather than assuming based on roof type alone.
Dealing with an active leak right now? Get emergency help here. Otherwise, call us directly at (231) 263-5300 for a straight answer.
I’m trying to manage my budget but I know I need a roof repair. What’s the best strategy, and how will I know when it’s time for a full new roof?
Here’s the truth: most of our new clients don’t actually need a new roof. Most need help prioritizing the areas that require immediate attention, with a plan to handle the rest over time. Think of it like treating a health issue early. The sooner a roof problem is caught, the cheaper and easier it is to fix. Left alone, even one small drip below the membrane can turn into a serious problem.
A well-maintained roof lasts roughly twice as long as one that’s been ignored. We also know an emergency repair typically costs 30 percent more than a planned project, because your roof will fail during the worst weather, at the worst time, when every roofing company in the area is slammed.
On most roofs, the wide open field rarely causes trouble, even with lower grade materials. The real problems live at transitions, flashing, and penetrations, wherever pipes, exhaust systems, or AC units break the roof plane. We can often service those specific trouble spots, peel back only the problem area, dry it out, repair the membrane, and reinstall the existing material for a fraction of a full replacement.
Not sure which category your roof falls into? See our repair and maintenance approach, or call (231) 263-5300 and we’ll tell you straight.
Why is ice building up on my roof, and how do I stop it?
Ice build-up is your building telling you it’s under-insulated. Heat escaping through the roof combines with daytime sun to melt rooftop snow. That water runs down to the eaves and refreezes, damming higher and higher, some times more than a foot deep. When temperatures rise, that trapped ice finds a way in.
If your roof isn’t fully waterproofed, or has exposed screw holes, this buildup eventually becomes a leak. It also means you’re paying to melt snow you didn’t need to, which is an expensive way to heat the outdoors. We regularly find Michigan buildings with essentially zero insulating value, and plenty of metal buildings running under an R-5, quietly bleeding money every winter.
A new roof with proper insulation, ventilation, and waterproofing often pays for itself in energy savings alone. More than 90 percent of the roofs we replace pay for themselves before the warranty even expires. Ice on your roofline isn’t just a maintenance issue, it’s a budget issue.
See how we approach insulation and roof design, or call (231) 263-5300 to get your roof looked at before the next freeze.
Should we use a roofing consultant to define our project?
There are genuinely good, innovative roofing consultants out there doing quality work. That said, as the contractor actually installing your roof, we believe we’re responsible for the whole process: the recommended solution, the warranty, and the safety of the crew doing the work. We’d rather be your partner from the first conversation through the final walkthrough.
We’ve got decades of experience and licensed professional engineers on staff to design guaranteed solutions. We’d rather be the ones engineering the fix we know will work than handing off that responsibility to a third party. That’s why we offer consulting, design, installation, and the guarantee, all from one contractor.
Want a second opinion before you commit to anything? Meet the team or call (231) 263-5300.
I was up on my roof and saw a lot of standing water. Am I in trouble?
Ponding water is bad news for BUR, EPDM, and metal roofs alike, accelerating wear across all three. Drainage is one of the most overlooked parts of a roofing system, and it’s why historic buildings still use scuppers to let water flow through at the wall line.
A flat roof is the cheapest design and uses the least material, but without proper slope or drainage, it gets expensive fast. Plenty of manufacturer warranties are voided the moment water stands for any length of time. We install Duro-Last flat roofing systems, which carry a warranty that stays valid even with ponding, because the material and application are built to handle it. We still engineer for proper drainage regardless, using gutters, scuppers, internal drains, and even custom collector boxes to route water away from walls, windows, and doorways instead of dumping it down the side of the building.
Seeing water where it shouldn’t be? Call (231) 263-5300 before it becomes a warranty problem.
I’m getting different opinions on whether the old roof needs to come off before a new one goes on. Is that necessary?
Good question, and the honest answer is: yes, no, maybe. It depends entirely on the condition of the roof underneath. Most businesses can’t cover the cost of a full replacement at once, so we often replace only what needs it and service the rest, breaking costs into manageable pieces.
To figure out which category you’re in, we can use infrared imaging to see where moisture has collected and how much damage exists. We also perform core cuts, boring into the roof at intervals to check for wetness directly, along with thermal equipment that reads the difference between wet and dry insulation, since wet insulation holds heat differently and shows up clearly on camera.
We leave the existing roof in place. That’s a real cost savings, keeps material out of the landfill, and avoids exposing your building to the elements during the project.
A serious moisture problem was found and the roof has to come off, or Michigan building code already has two roofing layers in place and won’t allow a third.
Moisture might only be an issue in a small section. We remove and replace just that portion and reroof the rest of the building as needed.
Not sure which category your roof falls into? Learn more about our repair process or call (231) 263-5300 and we’ll take a look.
Cost depends on the roof type, square footage, insulation needs, drainage requirements, and how much of your existing roof can be reused versus torn off. Because every building is different, we provide project-specific pricing after an on-site assessment rather than a one-size-fits-all number over the phone.
We recommend a professional inspection at least twice a year, once in spring and once in fall, plus a check after any major storm or heavy snow load, which northern Michigan has no shortage of. Regular inspections catch small issues at flashing, transitions, and penetrations before they become leaks, and they cost a fraction of what an emergency repair runs.
It can, if the work is done incorrectly or by a contractor not certified for that specific roofing system. It’s part of why we only use certified installations and follow manufacturer specifications exactly, including proper drainage, since standing water alone voids many commercial roof warranties. If someone else is working on your roof, confirm they’re actually certified for the system installed on your building before they touch it.
All three are single-ply membrane systems built for flat and low-slope commercial roofs, but they don’t perform the same way. EPDM is a synthetic rubber membrane with the longest track record in the industry, often 25 to 30 years, and it handles temperature swings well, though its adhesive seams are the first thing to wear out over time. TPO is the most widely installed system today: reflective, energy efficient, and priced in the middle, though formulation quality still varies by manufacturer. PVC uses heat-welded seams that hold up best against ponding water and chemical exposure, which is exactly why we install PVC systems on buildings where drainage or exposure to grease, chemicals, or exhaust is a concern. There’s no single best membrane. The right one depends on your building’s slope, drainage, and what’s happening on the roof.
It depends on the system and how well it’s maintained, not just the number on a spec sheet. EPDM and PVC systems commonly run 20 to 30 years, TPO typically 15 to 30 depending on the manufacturer, modified bitumen closer to 15 to 20, and a properly installed standing seam metal roof can last 15 to 20, too. Those numbers assume correct installation and regular upkeep. A roof installed poorly, or one that’s been ignored for a decade, will fail well before its rated lifespan. A roof that’s inspected and maintained twice a year will often outlive its rating by years.
Commercial roofs are almost always flat or low-slope to make room for rooftop HVAC units, exhaust systems, and other equipment. Residential roofs are steep-sloped, built for drainage and curb appeal, not equipment access. The materials differ too. Commercial buildings use single-ply membranes like TPO, EPDM, and PVC, along with metal and built-up systems, instead of the asphalt shingles common on houses. Commercial roofs are also larger, carry more penetrations, and require more engineering around drainage, insulation, and structural load. It’s genuinely a different trade, not a bigger version of residential work.
It depends on the size of the roof, the system going on, and whether the old roof needs to come off first. A straightforward re-cover on a small to mid-size building might take a few days to a week. A full tear-off on a larger facility can run several weeks. Michigan weather plays a role too, since installations get scheduled around temperature windows that let materials and adhesives cure properly. We give every client a project-specific timeline after the on-site assessment rather than a generic estimate, because two roofs the same size can take very different amounts of time depending on what’s underneath them.
Ask how long they’ve been in business and whether they carry manufacturer certifications for the specific system going on your roof. Ask if they’re licensed and insured in Michigan, and whether they employ their own crews or subcontract the work, since accountability gets murky the more hands a project passes through. Ask what the warranty actually covers, both materials and workmanship, and whether they offer ongoing maintenance after installation. Ask for references from commercial clients specifically, not residential ones, since the work is genuinely different. A contractor who hesitates on any of these questions is telling you something. See our certifications here.
It depends on the cause and your policy. Sudden damage from storms, wind, hail, or falling debris is typically covered under most commercial property policies. Damage from age, neglect, or lack of maintenance usually isn’t, which is one more reason regular inspections matter, since insurers can and do deny claims where poor upkeep contributed to the failure. If you’re filing a claim, document the damage with photos before any repairs happen and get a professional assessment in writing. We work with business owners through the claims process and can provide the documentation and estimates an adjuster needs.
A roof coating is a protective layer applied over an existing membrane to extend its life, improve drainage performance, and reflect heat instead of absorbing it. Coatings can be a smart, lower-cost move for a roof that’s aging but still structurally sound, buying years of life without a full replacement. What a coating won’t do is fix a roof with moisture already trapped underneath. Sealing over a wet roof just traps the problem where you can’t see it.
For new construction or a full roof replacement, Springfield installs single-ply membrane systems like PVC. They cost less upfront than metal, install faster on large flat roofs, and hold up well through Michigan winters when the drainage is engineered correctly from the start.
If you already have a metal roof that’s failing, leaking at exposed fastener holes, or under-insulated, we don’t recommend tearing it off and installing new metal in its place. Instead, we recover it with a fully waterproofed membrane system that seals over those problem areas for good. That solves the expansion and fastener issues permanently, at a fraction of the cost of a full metal replacement, and without cutting into your budget for a roof you don’t actually need to start over on.
Not sure which situation you’re in? Call us and we’ll tell you honestly what your building actually needs.
A proper commercial roof inspection means someone actually walking the entire roof, not glancing at it from a ladder and calling it good. We check the membrane or panels for wear, examine every seam, flashing point, and penetration, look at drainage and any standing water, and inspect the curbs around rooftop equipment, since that’s where leaks most often start. On roofs where moisture is a concern, we bring in infrared imaging to see what’s happening underneath the surface, not just what’s visible on top.
You get a written report with photos, findings, and clear recommendations afterward, not a vague verbal summary and a handshake. You don’t need to be present for the inspection itself. We just need safe access to the roof. Plenty of clients want to be there anyway, and we’re glad to walk it with you and point things out directly if you’d rather see it for yourself.
Every roofing company that gets asked this question is going to answer with their own name, so take that bias for exactly what it’s worth. Here’s what we’d actually tell you to look for instead: a contractor licensed and insured in Michigan, certified for the specific roofing system going on your building, with licensed engineers involved in the design rather than just a sales rep with a clipboard and a quota. Look for a company that keeps design, installation, and warranty under one roof instead of splitting accountability across a chain of subcontractors. Ask how long they’ve been doing commercial work specifically, not residential, and ask for references from businesses like yours, not a homeowner three towns over.
Springfield checks every one of those boxes, which is exactly why we’re comfortable telling you what to look for instead of just asking you to take our word for it. See our certifications and decide for yourself.
Because the lowest bid usually isn’t quoting the same job as everyone else, even when it looks like it on paper. Estimates vary this much because contractors differ on material quality, whether they’re using their own certified crews or subbing the work out to whoever’s available that week, how much prep and tear-off is actually included, and what the warranty covers once the crew is gone. A low bid that skips proper drainage work, uses thinner insulation, or cuts corners on flashing will often cost more in the long run through emergency repairs and voided warranties down the road.
Compare estimates line by line for scope, not just the total number at the bottom. If one bid comes in dramatically lower than the rest, ask specifically what’s being left out. Something usually is, and it’s rarely printed in bold on the quote.
Springfield Roofing serves commercial property owners throughout Northern and Central Michigan, including Traverse City, Petoskey, Cadillac, Charlevoix, Gaylord, and Big Rapids. Whether you need a full flat roof replacement, re-roofing over an existing system, or an honest assessment of your current roof’s condition, our team is ready to help.
Contact us to schedule a free on-site inspection and estimate.
