Choosing a Commercial Roof in Pinellas County
Commercial roofing decisions in Pinellas County carry significant financial weight. A roof system that performs poorly in Florida's heat, UV exposure, and storm conditions can cost a building owner tens of thousands of dollars in premature replacement, energy waste, and interior damage. Choosing the right system from the start is one of the most impactful decisions a commercial property owner or manager can make.
The two dominant categories of flat and low-slope commercial roofing are single-ply membranes and built-up roofing (BUR). Single-ply systems include TPO (Thermoplastic Polyolefin), PVC (Polyvinyl Chloride), and EPDM (Ethylene Propylene Diene Monomer). Built-up roofing is the traditional multi-layer system that has been used for over a century. Each has distinct advantages and limitations for Florida's commercial building environment.
This guide provides a detailed comparison of both categories, with specific attention to how each system performs in Pinellas County's climate. Whether you manage a retail strip center in Largo, a warehouse in Pinellas Park, an office building in downtown St. Petersburg, or a restaurant in Clearwater, this comparison will help you choose the right roofing system for your building.
Understanding Single-Ply Roofing Systems
Single-ply roofing gets its name from the single layer of membrane that serves as the primary waterproofing barrier. These membranes are manufactured in a factory to precise thickness and quality specifications, then rolled out on the roof and attached using one of three methods: fully adhered (glued), mechanically fastened (screwed), or ballasted (weighted down with gravel or pavers).
TPO (Thermoplastic Polyolefin)
TPO has become the most popular single-ply roofing membrane in the United States, and it dominates the Florida commercial market. Introduced in the early 1990s, TPO combines the performance benefits of EPDM (weather resistance) and PVC (heat-welded seams and energy efficiency) at a lower price point.
- Membrane thickness: 45 mil, 60 mil, or 80 mil (60 mil standard for FL)
- Color options: White (most common for FL), tan, gray
- Seams: Heat-welded (strongest single-ply seam type)
- Reflectivity: Up to 90% solar reflectance when new (white)
- Cost: $5.50 to $9 per square foot installed
- Lifespan: 20 to 30 years
- Wind uplift resistance: Excellent when mechanically attached
- Chemical resistance: Moderate (not ideal for grease or chemical exposure)
For Pinellas County commercial buildings, TPO's white reflective surface is its biggest advantage. Florida buildings can see cooling cost reductions of 10% to 30% when switching from a dark roof to a white TPO membrane. The heat-welded seams create a bond that is actually stronger than the membrane itself, providing excellent protection against Florida's wind-driven rain.
PVC (Polyvinyl Chloride)
PVC roofing has the longest track record of any single-ply membrane, with installations dating back to the 1960s in Europe and the 1970s in the United States. It shares many characteristics with TPO but offers superior chemical resistance and a proven 40+ year performance history.
- Membrane thickness: 50 mil, 60 mil, or 80 mil
- Color options: White (standard), tan, gray, custom colors available
- Seams: Heat-welded (same process as TPO)
- Reflectivity: Up to 88% solar reflectance (white)
- Cost: $6.50 to $11 per square foot installed
- Lifespan: 25 to 35 years
- Wind uplift resistance: Excellent
- Chemical resistance: Excellent (resists grease, oils, and many chemicals)
PVC is the premium choice for Pinellas County restaurants, food processing facilities, and any building where rooftop grease exhaust is present. The membrane resists animal fat and vegetable oil degradation that destroys TPO and EPDM membranes. It also handles ponding water better than any other single-ply system because the heat-welded seams remain watertight even when continuously submerged.
EPDM (Ethylene Propylene Diene Monomer)
EPDM is a synthetic rubber membrane that has been used in commercial roofing since the 1960s. Often called "rubber roofing," EPDM is known for its durability, flexibility, and resistance to UV radiation. However, its dark color (standard black) makes it a less popular choice in hot Florida climates.
- Membrane thickness: 45 mil, 60 mil, or 90 mil
- Color options: Black (standard), white (available but less common)
- Seams: Adhesive-based (tape or liquid adhesive, not heat-welded)
- Reflectivity: Low with black (5% to 10%), moderate with white (70% to 80%)
- Cost: $5 to $8 per square foot installed
- Lifespan: 20 to 30 years
- Wind uplift resistance: Good (varies by attachment method)
- Chemical resistance: Moderate
EPDM has largely fallen out of favor for new construction in Pinellas County due to its dark color and adhesive-based seams. Black EPDM absorbs solar heat rather than reflecting it, increasing cooling costs significantly in Florida. White EPDM is available but costs more and still lacks the heat-welded seam strength of TPO and PVC. The adhesive seams are also more vulnerable to failure in Florida's heat, particularly when subjected to ponding water.
Understanding Built-Up Roofing (BUR)
Built-up roofing, commonly called BUR or "tar and gravel" roofing, is the oldest form of flat roof waterproofing still in use today. The system consists of multiple alternating layers of reinforcing fabric (fiberglass or organic felt) and bitumen (asphalt or coal tar) applied to the roof deck. The final layer is typically a flood coat of bitumen with an aggregate surface (gravel) or a reflective cap sheet.
How BUR Systems Are Constructed
A typical BUR system is built from the bottom up in the following layers:
- Base sheet: A reinforcing layer mechanically fastened or adhered to the roof deck
- Interply bitumen: Hot or cold-applied asphalt between reinforcing layers
- Reinforcing plies: 2 to 4 layers of fiberglass or polyester felt
- Additional interply bitumen: Between each reinforcing ply
- Flood coat: Heavy application of bitumen on the top surface
- Surfacing: Gravel aggregate, mineral cap sheet, or reflective coating
BUR Performance Characteristics
- Total system thickness: 1/2 inch to 1 inch (multiple layers)
- Surfacing options: Gravel, mineral cap, or reflective coating
- Seams: Fully lapped and embedded (no exposed seam lines)
- Reflectivity: Low with gravel (10% to 20%), high with reflective cap or coating (60% to 80%)
- Cost: $6 to $10 per square foot installed
- Lifespan: 20 to 30+ years
- Wind uplift resistance: Excellent (gravel ballast adds significant wind resistance)
- Puncture resistance: Excellent (multi-layer construction absorbs impact)
BUR's multi-layer construction provides redundant waterproofing. If one layer is compromised, the layers below continue to protect the building. This redundancy is a significant advantage in storm-prone Pinellas County, where flying debris during hurricanes and severe thunderstorms can puncture single-layer roofing systems.
Head-to-Head Comparison: Single-Ply vs. BUR
| Factor | TPO | PVC | EPDM | BUR |
|---|---|---|---|---|
| Cost/sq ft | $5.50 to $9 | $6.50 to $11 | $5 to $8 | $6 to $10 |
| Installation Speed | Fast (1 to 3 days) | Fast (1 to 3 days) | Fast (1 to 2 days) | Slow (3 to 7 days) |
| Weight (per sq ft) | 0.5 to 0.8 lbs | 0.5 to 0.9 lbs | 0.4 to 0.7 lbs | 2 to 6 lbs (with gravel) |
| Reflectivity (white) | Up to 90% | Up to 88% | 5% to 80% | 10% to 80% |
| Puncture Resistance | Moderate | Moderate | Good | Excellent |
| Repair Ease | Easy (patch or re-weld) | Easy (patch or re-weld) | Easy (patch with adhesive) | Moderate (multi-layer repair) |
| Ponding Water | Good | Excellent | Fair (seam risk) | Good (may blister) |
| Lifespan | 20 to 30 years | 25 to 35 years | 20 to 30 years | 20 to 30+ years |
| FL Heat/UV Rating | Excellent | Excellent | Good (black absorbs heat) | Good (with reflective cap) |
Installation Speed and Business Disruption
For operating businesses, installation time directly affects revenue. A roofing project that disrupts operations for a week costs more than just the contractor's invoice. This is where single-ply systems have a clear advantage over BUR.
Single-ply membranes arrive at the job site as pre-manufactured rolls that are unrolled, positioned, and seamed in a relatively clean process. A skilled TPO or PVC crew can install 5,000 to 10,000 square feet per day, meaning most Pinellas County commercial roofs are completed in 1 to 3 days. The process produces no fumes, no hot materials, and minimal noise beyond the mechanical fastening.
BUR installation is inherently slower and more disruptive. Hot-applied BUR requires heating asphalt or coal tar to 400 to 500 degrees Fahrenheit in a kettle on-site. The fumes from this process can be significant and may affect building occupants, neighboring businesses, and customers. Cold-applied BUR eliminates the fumes but adds curing time between layers, extending the project timeline. A typical BUR installation takes 3 to 7 days for the same area that single-ply covers in 1 to 3 days.
For Pinellas County businesses that cannot afford extended downtime, especially restaurants, retail stores, and medical offices, single-ply systems offer a significant operational advantage. The faster installation also reduces the risk of the roof being left partially completed when a Florida afternoon thunderstorm develops.
Florida Performance: Heat, UV, and Hurricanes
Pinellas County's climate presents three major challenges for commercial roofing systems: extreme heat, intense UV radiation, and hurricane-force winds. How each system handles these challenges determines its true value for Florida building owners.
Heat and Energy Efficiency
Roof surface temperatures in Pinellas County can exceed 160 degrees Fahrenheit during summer months. A dark-colored roof absorbs that heat and transfers it into the building, forcing air conditioning systems to work harder and driving up energy costs.
White TPO and PVC membranes reflect up to 90% of solar radiation, keeping roof surface temperatures 50 to 70 degrees cooler than dark roofs. This translates to measurable energy savings. Studies by the Department of Energy have shown that cool roofing can reduce annual cooling costs by 10% to 30% in hot climates like Pinellas County.
Traditional BUR with gravel surfacing reflects only 10% to 20% of solar radiation. However, modern BUR systems can be finished with reflective cap sheets or white elastomeric coatings that increase reflectivity to 60% to 80%. This narrows the energy efficiency gap, though TPO and PVC still hold an edge in raw reflective performance.
UV Radiation Resistance
Florida receives some of the highest UV radiation levels in the continental United States. UV breaks down organic materials over time, causing cracking, shrinkage, and embrittlement. This is the primary aging mechanism for all roofing systems.
TPO and PVC membranes are formulated with UV stabilizers that maintain flexibility and weather resistance for decades. EPDM is inherently UV resistant due to its rubber chemistry but can harden at the edges and around penetrations. BUR gravel surfaces protect the underlying bitumen from UV damage, but exposed bitumen (at edges, flashings, and bare spots) degrades rapidly under Florida sun.
Hurricane and Wind Resistance
Pinellas County is in Hurricane Region A according to the Florida Building Code, with design wind speeds of 150 mph or higher. Commercial roofing systems must meet stringent wind uplift requirements to pass inspection and qualify for insurance coverage.
Mechanically attached single-ply systems use screws and plates at calculated intervals to resist wind uplift forces. The heat-welded seams of TPO and PVC provide continuous waterproofing even under extreme wind pressure. BUR systems with gravel ballast provide excellent wind resistance due to the weight of the aggregate, but loose gravel can become dangerous projectiles in hurricane-force winds. Modern BUR installations in Florida often use a cap sheet instead of gravel to avoid this hazard.
Ponding Water
Flat commercial roofs in Pinellas County frequently experience ponding water after heavy rain events. Standing water that remains more than 48 hours after rain is considered ponding and can stress roofing systems over time.
PVC is the most ponding-resistant option because its heat-welded seams and chemical composition remain unaffected by prolonged water exposure. TPO also handles ponding well with its welded seams. EPDM is more vulnerable because its adhesive-based seams can soften and separate when submerged for extended periods. BUR handles ponding adequately but can develop blisters between layers when moisture becomes trapped.
Repair Ease and Long-Term Maintenance
How easily a roof can be repaired after damage or normal wear affects its total cost of ownership. Single-ply and BUR systems differ significantly in repair methodology and cost.
Single-Ply Repairs
TPO and PVC repairs are straightforward. Punctures and tears can be patched with a piece of matching membrane heat-welded over the damaged area. The patch bonds at the molecular level and becomes as strong as the surrounding membrane. Seam repairs involve re-welding the affected area with a handheld heat gun. A qualified technician can repair most single-ply damage in 30 minutes to 2 hours.
EPDM repairs use adhesive patches applied over cleaned and primed damage areas. While effective, adhesive repairs are not as strong or durable as heat-welded repairs. EPDM patch edges can lift over time in Florida's heat, requiring periodic re-sealing.
BUR Repairs
BUR repairs are more complex because the multi-layer construction must be replicated in the repair area. Small punctures can be sealed with flashing cement and reinforcing fabric, but larger damage requires cutting out the affected area, rebuilding the layers, and re-surfacing. This process takes longer and requires more material than single-ply repairs. Finding the exact source of a BUR leak can also be challenging because water can travel between layers before appearing inside the building.
| Repair Factor | TPO/PVC | EPDM | BUR |
|---|---|---|---|
| Typical Repair Time | 30 min to 2 hours | 1 to 3 hours | 2 to 6 hours |
| Repair Cost | $200 to $600 | $200 to $500 | $400 to $1,200 |
| Leak Detection Ease | Easy (visible membrane) | Easy (visible membrane) | Difficult (hidden layers) |
| Repair Durability | Excellent (welded patch) | Good (adhesive patch) | Good (multi-layer rebuild) |
When Each System Makes Sense in Pinellas County
There is no single "best" commercial roofing system. The right choice depends on your building type, budget, operational requirements, and risk tolerance. Here are specific recommendations for Pinellas County commercial properties.
Choose TPO When:
- You want the best balance of cost and energy efficiency
- Your building has no grease exhaust or chemical exposure
- Fast installation with minimal business disruption is important
- You want maximum solar reflectivity to reduce cooling costs
- Your roof structure cannot support the weight of BUR with gravel
- You manage retail, office, warehouse, or light industrial properties
Choose PVC When:
- Your building has restaurant exhaust, grease, or chemical exposure on the roof
- Ponding water is a known issue and cannot be resolved with additional drainage
- You want the longest-lasting single-ply option with a proven 40+ year track record
- Fire resistance is a priority (PVC is inherently flame retardant)
- You manage restaurants, medical facilities, or manufacturing buildings
Choose EPDM When:
- Budget is the primary concern and white EPDM is not required
- The building is used for storage or warehouse purposes where aesthetics and energy efficiency are secondary
- You are repairing or patching an existing EPDM roof rather than doing a full replacement
- Note: EPDM is rarely the first choice for new Pinellas County commercial roofs in 2026
Choose BUR When:
- Maximum puncture resistance is critical (high foot traffic, rooftop equipment, etc.)
- Your building structure can support the additional weight (2 to 6 lbs per square foot)
- You want redundant waterproofing layers for additional storm protection
- The roof has complex geometry with many penetrations that benefit from flood-coat sealing
- You are re-roofing over an existing BUR system (overlay option)
Modern BUR Hybrid Systems
The line between single-ply and BUR has blurred in recent years with the development of hybrid systems that combine elements of both technologies. These modern systems aim to capture the best attributes of each category while minimizing their limitations.
Modified Bitumen (Mod-Bit)
Modified bitumen is essentially an evolved BUR system that uses polymer-modified asphalt sheets in place of traditional felt and hot asphalt. The sheets come in factory-manufactured rolls similar to single-ply membranes but provide multi-layer waterproofing similar to BUR. Two main types exist: SBS (Styrene-Butadiene-Styrene) for flexibility and APP (Atactic Polypropylene) for heat resistance.
Modified bitumen is a popular choice for Pinellas County commercial properties that want BUR-level durability with faster installation. The rolls are torch-applied, cold-adhered, or self-adhered, and a typical 2-layer modified bitumen system can be installed in half the time of traditional BUR. White reflective cap sheets are available to meet Florida energy code requirements.
Hybrid Assemblies
Some Pinellas County commercial roofing contractors now offer hybrid assemblies that use a BUR base with a single-ply cap. For example, a 2-ply BUR base may be topped with a fully adhered TPO or PVC membrane. This provides the puncture resistance and redundancy of BUR with the reflectivity, weldability, and clean appearance of single-ply. These hybrid systems cost more than either option alone but can be justified for high-value buildings where maximum performance is required.
Cost Comparison for a 10,000 Sq Ft Commercial Roof (2026)
| System | Cost/sq ft | Total (10,000 sq ft) | Installation Time |
|---|---|---|---|
| TPO (60 mil) | $5.50 to $9 | $55,000 to $90,000 | 2 to 4 days |
| PVC (60 mil) | $6.50 to $11 | $65,000 to $110,000 | 2 to 4 days |
| EPDM (60 mil) | $5 to $8 | $50,000 to $80,000 | 1 to 3 days |
| BUR (4-ply with cap) | $6 to $10 | $60,000 to $100,000 | 5 to 10 days |
| Modified Bitumen (2-ply) | $5.50 to $9 | $55,000 to $90,000 | 3 to 5 days |
These cost estimates include tear-off of existing roofing (single layer), new insulation to current Florida Energy Code requirements, membrane or system installation, flashings, and standard warranty. Multi-story buildings, difficult access, extensive rooftop equipment, and complex flashing conditions increase costs beyond these ranges.
Frequently Asked Questions About Commercial Roofing
What is the best commercial roofing for Florida?
TPO (Thermoplastic Polyolefin) is the most popular commercial roofing choice in Florida due to its excellent heat reflectivity, UV resistance, and competitive pricing ($5.50 to $9 per square foot installed). White TPO membranes can reflect up to 90% of solar radiation, significantly reducing cooling costs in Pinellas County buildings. PVC is another strong choice for restaurants and chemical-exposure environments.
How much does a commercial roof cost in Pinellas County?
Commercial roofing costs in Pinellas County vary by system. TPO runs $5.50 to $9 per square foot installed, PVC costs $6.50 to $11 per square foot, EPDM costs $5 to $8 per square foot, and built-up roofing (BUR) costs $6 to $10 per square foot. For a 10,000 square foot commercial roof, expect total project costs of $55,000 to $110,000 depending on the system chosen.
Is built-up roofing still used in Florida?
Yes, built-up roofing (BUR) is still used in Florida, particularly for buildings that need maximum durability and can accommodate the heavier weight. BUR systems with 3 to 5 layers of reinforcement provide excellent puncture resistance and can last 20 to 30+ years. However, BUR market share has declined as TPO and PVC systems have improved in quality and offer faster installation times.
What is the difference between TPO and PVC roofing?
TPO and PVC are both thermoplastic single-ply membranes with heat-welded seams. PVC has superior chemical resistance, making it ideal for restaurants with grease exhaust or manufacturing facilities. TPO is more cost-effective and has comparable UV and heat reflectivity. PVC has a longer track record (40+ years vs 30+ years for TPO). Both perform well in Pinellas County climate conditions.
How long does a commercial roof last in Florida?
Commercial roof lifespan in Florida varies by system. TPO lasts 20 to 30 years, PVC lasts 25 to 35 years, EPDM lasts 20 to 30 years, and BUR lasts 20 to 30+ years with proper maintenance. Florida's sun, heat, and hurricane exposure can shorten these lifespans if maintenance is neglected. Regular inspections and prompt repair of damage are essential.
Can a commercial roof handle ponding water in Florida?
PVC and TPO handle ponding water well because their heat-welded seams remain watertight even when submerged. EPDM can develop seam issues with prolonged ponding since its seams are adhesive-based. BUR with a proper flood coat handles ponding adequately but may develop blisters over time. For flat roofs prone to ponding in Pinellas County, PVC is the most ponding-resistant option.
Making the Right Choice for Your Pinellas County Commercial Building
For most Pinellas County commercial buildings in 2026, TPO offers the best overall value. It combines competitive pricing, excellent energy efficiency, fast installation, and strong Florida weather performance. PVC is the right upgrade for buildings with chemical exposure, restaurants, or chronic ponding issues. BUR remains relevant for buildings that need maximum puncture resistance and have the structural capacity for its weight.
Regardless of which system you choose, work with a licensed Florida commercial roofing contractor who has specific experience with your chosen system. Ask for manufacturer authorization, verify their insurance and bonding, and request references from Pinellas County projects of similar scope. A quality installation by an experienced crew is the single most important factor in achieving the full performance and lifespan potential of any commercial roofing system.
Plan your commercial roofing project during the drier months (October through May) when possible. While skilled contractors can work year-round in Florida, the reduced risk of afternoon thunderstorm interruptions during the dry season leads to smoother installations and fewer weather-related delays.