If you manage or own a commercial building with a flat or low-slope roof in Pinellas County, your two main single-ply membrane options in 2026 are TPO (Thermoplastic Polyolefin) and EPDM (Ethylene Propylene Diene Monomer). Both are legitimate commercial roofing systems with millions of square feet installed across Florida. Both carry strong warranties from major manufacturers. And both can protect your building for decades when properly installed.
But they are fundamentally different products with different strengths, and the wrong choice for your specific building and climate conditions can cost you significantly in energy bills, maintenance, and premature replacement. After installing both systems on hundreds of commercial buildings across the Tampa Bay area, here is my honest take on how they compare in 2026.
Quick Comparison: TPO vs EPDM at a Glance
| Factor | TPO | EPDM |
|---|---|---|
| Cost per sq ft (Pinellas County) | $5.50 - $9.00 | $4.50 - $7.50 |
| 10,000 sq ft roof total | $55,000 - $90,000 | $45,000 - $75,000 |
| Membrane color | White, tan, gray | Black (white available) |
| Solar reflectivity | 80 - 90% (white) | 6 - 12% (black) |
| Lifespan | 20 - 30 years | 25 - 30+ years |
| Seam method | Hot-air welded | Adhesive/tape |
| Seam strength | Stronger than membrane | Weaker than membrane |
| Puncture resistance | Good | Excellent |
| Chemical resistance | Moderate | Excellent |
| Energy efficiency (FL) | Excellent | Poor (black) / Good (white) |
| Florida market share | ~65% | ~15% |
| Best for | Most FL commercial buildings | Industrial, chemical exposure |
Understanding the Two Systems
What Is TPO Roofing?
TPO (Thermoplastic Polyolefin) is a single-ply roofing membrane made from a blend of polypropylene and ethylene-propylene rubber. It became the dominant commercial flat roofing material in Florida and across the southern United States over the past 15 years, and for good reason.
The key feature of TPO is its white reflective surface. In a state where commercial buildings run air conditioning 8-10 months per year, a roof that reflects 80-90% of solar energy rather than absorbing it provides massive energy savings. TPO seams are heat-welded using hot air, creating a bond that is actually stronger than the membrane itself. This is a significant advantage in hurricane-prone areas like Pinellas County where wind uplift at seams is the primary failure mechanism for flat roofs.
What Is EPDM Roofing?
EPDM (Ethylene Propylene Diene Monomer) is a synthetic rubber membrane that has been used in commercial roofing since the 1960s. It is the older of the two systems and has a track record spanning over 60 years. EPDM is traditionally black (though white versions are available), and it is known for excellent flexibility, UV resistance, and chemical resistance.
EPDM seams are joined using adhesive tape or liquid adhesive rather than heat welding. The membrane is inherently flexible and can accommodate building movement and thermal expansion/contraction without stress cracking. It has proven itself in every climate zone and has the longest real-world performance data of any single-ply membrane.
Cost Comparison for Pinellas County (2026)
Let me break down real pricing for commercial installations in the Clearwater, St. Petersburg, and greater Pinellas County area. These numbers are based on fully adhered systems with standard polyiso insulation, which is our recommended configuration for Florida wind resistance.
TPO Installation Costs
| Roof Size | 60-mil TPO | 80-mil TPO |
|---|---|---|
| 5,000 sq ft | $30,000 - $42,000 | $35,000 - $48,000 |
| 10,000 sq ft | $55,000 - $78,000 | $65,000 - $90,000 |
| 20,000 sq ft | $100,000 - $145,000 | $120,000 - $170,000 |
| 50,000 sq ft | $230,000 - $340,000 | $275,000 - $400,000 |
For Pinellas County commercial buildings, we strongly recommend 80-mil TPO as the minimum thickness. While 60-mil is code-compliant and carries manufacturer warranties, the thicker membrane provides significantly better puncture resistance, UV longevity, and overall durability. The 15-20% cost premium for 80-mil pays for itself in extended lifespan and fewer repair calls.
EPDM Installation Costs
| Roof Size | 60-mil EPDM | 90-mil EPDM |
|---|---|---|
| 5,000 sq ft | $24,000 - $35,000 | $30,000 - $42,000 |
| 10,000 sq ft | $45,000 - $65,000 | $55,000 - $78,000 |
| 20,000 sq ft | $82,000 - $120,000 | $100,000 - $145,000 |
| 50,000 sq ft | $190,000 - $280,000 | $235,000 - $340,000 |
EPDM runs about 15-20% less than equivalent TPO on initial installation. However, if you factor in the energy cost difference over the roof's life (more on that below), TPO often comes out ahead on total cost of ownership.
The Hidden Cost: Energy Bills
This is where the TPO vs EPDM math gets interesting for Florida building owners. Consider a 10,000 square foot commercial building in Clearwater or St. Petersburg:
| Energy Factor | White TPO | Black EPDM |
|---|---|---|
| Solar reflectivity | 85% | 8% |
| Roof surface temp (summer peak) | 110 - 120 F | 160 - 180 F |
| Annual cooling cost impact | Baseline | +20 - 30% |
| Estimated annual AC premium | $0 | $3,000 - $8,000 |
| 20-year energy cost difference | $0 | $60,000 - $160,000 |
Read those numbers again. On a 10,000 square foot building in Pinellas County, the energy cost difference between white TPO and black EPDM can easily exceed $60,000 over 20 years. That more than wipes out the 15-20% savings on installation cost.
To be fair, white EPDM membranes are available and provide similar reflectivity to TPO. But white EPDM costs essentially the same as TPO, eliminating the price advantage. And white EPDM has a shorter track record than standard black EPDM, with some early formulations showing premature chalking and reflectivity loss in high-UV environments like Florida.
Durability and Lifespan in Florida Conditions
EPDM Durability
EPDM's biggest strength is its proven durability. There are EPDM roofs installed in the 1970s and 1980s that are still performing well today, over 40 years later. The material itself handles UV exposure, thermal cycling, and ozone exposure exceptionally well. EPDM is a rubber, and like all rubbers, it maintains flexibility over its entire lifespan. It does not become brittle with age the way some thermoplastic membranes can.
In Florida conditions specifically, EPDM handles the daily thermal cycling (cool mornings to 95+ degree afternoons) without stress cracking. The rubber absorbs thermal expansion and contraction effortlessly. It also handles ponding water better than TPO, which is relevant for flat roofs with drainage issues.
TPO Durability
TPO has a shorter track record, with the first significant commercial installations dating to the late 1990s. Early TPO formulations (pre-2005) had well-documented issues with premature cracking, seam failures, and plasticizer migration in hot climates. These problems gave TPO a bad reputation that it has spent two decades overcoming.
Modern TPO (2010 and later formulations) is a fundamentally different product. Current-generation membranes from top manufacturers like Carlisle, Firestone/Elevate, GAF, and Johns Manville use stabilized polymer blends that have passed accelerated weathering tests equivalent to 30+ years of Florida sun exposure. The real-world performance data on these newer products is encouraging, with 10-15 year old installations showing excellent condition across Florida.
The important caveat: not all TPO is equal. Budget TPO products from lesser-known manufacturers can still have durability issues. We only install TPO from the top four manufacturers, and we use 80-mil minimum thickness for Florida commercial installations.
Lifespan Comparison
| Lifespan Factor | TPO | EPDM |
|---|---|---|
| Expected lifespan (Florida) | 20 - 30 years | 25 - 30+ years |
| Warranty options | 15 - 30 years | 15 - 30 years |
| Real-world track record | ~25 years of data | 60+ years of data |
| Known failure modes | Seam issues (old formulas), embrittlement | Seam adhesive failure, shrinkage |
| Repairability | Heat weld patches | Adhesive patches |
Seam Performance: The Critical Difference
Seam integrity is the single most important factor in flat roof longevity. Most flat roof failures start at seams, and the way TPO and EPDM handle seams is fundamentally different.
TPO Heat-Welded Seams
TPO seams are created by running a hot-air welding machine along the membrane overlap. The heat fuses the two layers of TPO into a single, monolithic bond. When done correctly, the welded seam is literally stronger than the membrane itself. If you pull-test a properly welded TPO seam, the membrane tears before the seam separates.
This is a major advantage in hurricane-prone Pinellas County. Wind uplift forces concentrate at seams and edges. A seam that is stronger than the surrounding membrane means the roof system fails uniformly rather than unzipping at weak points.
The catch: heat welding requires proper equipment and trained operators. The weld temperature, travel speed, and nip roller pressure must all be dialed in for the ambient conditions. Welding in Florida's summer heat requires different settings than welding in December. An inexperienced crew can create seams that look good but are actually under-welded or over-welded (burnt).
EPDM Adhesive Seams
EPDM seams are joined using either adhesive tape (most common) or liquid contact adhesive. The tape method involves cleaning the membrane surfaces, applying a primer, and then pressing a specialized seam tape into the overlap. The result is a mechanically bonded joint that relies on adhesive strength rather than a molecular fusion.
EPDM seams are generally the weakest point in the system. The adhesive bond is not as strong as the membrane itself, and over time, Florida's UV exposure and thermal cycling can degrade the adhesive. We see EPDM seam failures more frequently than TPO seam failures in our repair work across the Tampa Bay area.
That said, a properly executed EPDM seam by a trained installer using current-generation adhesives will last 20+ years without issues. The problem is that EPDM seam installation is more technique-sensitive and more affected by weather conditions during installation. Moisture on the membrane surface during seaming can compromise the bond, which is a real concern during Florida's daily afternoon thunderstorms.
Seam Verdict
TPO wins decisively on seam performance. Heat-welded seams are stronger, more consistent, more testable (you can probe them immediately after welding), and better suited for high-wind environments like Pinellas County.
Wind Resistance and Hurricane Performance
Florida Building Code requires all commercial roof systems in Pinellas County to meet specific wind uplift resistance standards based on the building's location, height, and exposure category. Both TPO and EPDM can meet these requirements, but the details matter.
Attachment Methods
Both systems can be installed using three primary attachment methods:
- Fully adhered: Membrane is glued directly to the insulation or substrate. Provides the best wind uplift resistance and is our recommended method for Pinellas County. Both TPO and EPDM perform well in fully adhered systems.
- Mechanically attached: Membrane is secured with fasteners and plates along the seam lines. Cost-effective for large roofs but has lower wind uplift ratings per square foot. TPO's heat-welded seams provide better attachment continuity than EPDM's taped seams in mechanically attached systems.
- Ballasted: Membrane is loose-laid and held down by river rock or pavers. NOT recommended for Pinellas County due to hurricane risk. Ballast can become projectiles in high winds.
For any commercial building in Pinellas County's wind zone, we install fully adhered systems with 6-inch minimum seam overlaps and additional edge securement at perimeters and corners. The Florida Building Code's wind speed requirements for this area demand it, and cutting corners on attachment is not worth the risk.
Post-Hurricane Performance Data
After Hurricane Irma (2017), field surveys of commercial roofs across the Tampa Bay area showed that fully adhered TPO systems had the lowest failure rate among single-ply membranes. Mechanically attached EPDM had the highest failure rate, primarily due to seam separations at fastener locations. Fully adhered EPDM performed reasonably well but showed more edge and perimeter failures than TPO.
Energy Efficiency in Florida Heat
I touched on this in the cost section, but it deserves deeper treatment because energy performance is the primary driver behind TPO's market dominance in Florida.
The Cool Roof Effect
White TPO is classified as a "cool roof" material by ENERGY STAR and the Cool Roof Rating Council (CRRC). A new white TPO membrane reflects approximately 85-90% of incoming solar radiation and emits approximately 80% of absorbed heat back into the atmosphere. This dramatically reduces the heat load on the building below.
On a summer day in Pinellas County when the ambient air temperature is 94 degrees, a white TPO roof surface will reach 110-120 degrees. A black EPDM roof on the same building will reach 160-180 degrees. That 50-70 degree surface temperature difference translates directly to reduced heat transfer through the roof assembly and lower cooling costs.
Real-World Energy Savings
For commercial buildings in the Clearwater and St. Petersburg area, switching from black EPDM to white TPO typically reduces annual cooling costs by 20-30%. For a warehouse, retail space, or office building spending $15,000-30,000 annually on electricity, that is $3,000-9,000 per year in savings.
The savings are most dramatic for buildings with:
- Single-story construction with large roof-to-floor-area ratios (warehouses, big box retail)
- Older or minimal roof insulation
- High internal cooling loads (restaurants, data rooms, server areas)
- Extended operating hours (retail, restaurants, 24/7 operations)
For multi-story buildings where the roof is a smaller percentage of the building envelope, the energy savings are proportionally less but still meaningful for the top floor.
Florida Energy Code Compliance
The Florida Energy Conservation Code (based on IECC) requires minimum roof reflectance for commercial buildings in climate zones 1 and 2 (which includes all of Pinellas County). White TPO meets these requirements easily. Standard black EPDM does not, requiring additional insulation to compensate. This adds to the effective cost of an EPDM installation in Florida.
Chemical and Environmental Resistance
EPDM Advantages
EPDM has superior chemical resistance compared to TPO. It handles exposure to:
- Oils and greases (restaurant exhaust, mechanical equipment)
- Solvents and industrial chemicals
- Ozone and atmospheric pollutants
- Acids and alkalis
For Pinellas County commercial buildings that house restaurants with rooftop grease exhaust, manufacturing facilities, or buildings near industrial operations, EPDM's chemical resistance is a genuine advantage.
TPO Limitations
TPO is more susceptible to damage from oils, greases, and certain chemicals. Restaurant rooftop HVAC units that discharge grease-laden exhaust can degrade TPO membrane in the discharge zone over time. TPO also has lower resistance to certain solvents and petroleum-based products.
For buildings with significant rooftop chemical exposure, we either recommend EPDM or install TPO with protective walk pads and chemical-resistant flashing around equipment discharge areas. This adds to the installation cost but preserves the energy efficiency advantages of TPO.
Maintenance and Repair Comparison
TPO Maintenance
TPO roofs in Florida require semi-annual inspections (we recommend spring and fall) to check for:
- Seam integrity at field seams and flashings
- Membrane condition around rooftop equipment (HVAC units, pipes, vents)
- Edge and perimeter securement
- Ponding water areas
- Debris accumulation near drains
- Surface chalking or discoloration (indicates UV degradation)
TPO repairs are straightforward. Punctures and small tears can be heat-welded with a TPO patch, creating a repair that is as strong as the original membrane. Seam re-welding is possible if caught before delamination is widespread. The ability to heat-weld repairs is a significant maintenance advantage.
EPDM Maintenance
EPDM maintenance involves the same inspection schedule with additional focus on:
- Seam adhesive condition (more critical than with TPO)
- Membrane shrinkage at perimeters and penetrations
- Flashing adhesion at curbs and walls
- Surface crazing (fine surface cracking that does not penetrate full depth)
EPDM repairs use adhesive patches and liquid-applied products. While effective, these repairs are generally not as durable as heat-welded TPO patches. EPDM repairs also require dry conditions and proper surface preparation, which can be challenging during Florida's rainy season (June through September).
Maintenance Cost Comparison (Annual, 10,000 sq ft roof)
| Maintenance Item | TPO | EPDM |
|---|---|---|
| Semi-annual inspections | $400 - $600 | $400 - $600 |
| Average annual repairs | $200 - $500 | $400 - $800 |
| Preventive maintenance | $300 - $500 | $500 - $900 |
| Total annual maintenance | $900 - $1,600 | $1,300 - $2,300 |
| 20-year maintenance total | $18,000 - $32,000 | $26,000 - $46,000 |
Warranty Comparison
Both TPO and EPDM are available with manufacturer warranties ranging from 15 to 30 years, depending on the system specification and whether you use a manufacturer-certified installer. Here is what to know about the fine print:
TPO Warranties
- Standard: 15-20 year NDL (No Dollar Limit) warranty covering materials and labor for manufacturing defects
- Premium: 20-30 year NDL warranty available with thicker membrane and enhanced system specifications
- Key exclusion: Most TPO warranties exclude damage from ponding water beyond 48 hours. Proper drainage is essential.
- Wind coverage: Standard warranties cover up to 55-75 mph winds. Extended wind endorsements are available for higher coverage, which is essential in Pinellas County.
EPDM Warranties
- Standard: 15-20 year NDL warranty
- Premium: 20-30 year NDL warranty with approved system specifications
- Key advantage: EPDM warranties are generally more forgiving of ponding water conditions
- Key exclusion: Seam adhesive failures may be excluded if the original installation did not meet manufacturer specifications exactly
Warranty Verdict
The warranties are comparable on paper. In practice, TPO warranty claims are more straightforward because the heat-welded seams are either bonded or they are not. EPDM warranty claims involving adhesive seam failures can become contentious about whether the original installation met specifications. Choose a manufacturer-certified installer for either system to ensure your warranty is fully enforceable.
Which System for Which Building?
Choose TPO For:
- Most commercial buildings in Pinellas County: The energy savings alone justify TPO for any building that runs AC more than 6 months per year (which is virtually every building in Florida)
- Retail and office spaces: Where energy costs are a significant operating expense
- Warehouses and distribution centers: Large roof areas amplify the energy savings
- Buildings seeking LEED or green building certification: TPO's cool roof properties contribute to sustainability credits
- New construction: Easier to meet Florida Energy Code requirements with TPO
- Multi-tenant buildings: Where reduced common area cooling costs benefit all tenants
Choose EPDM For:
- Industrial facilities with chemical exposure: Warehouses or manufacturing spaces where rooftop equipment releases oils, greases, or chemicals
- Restaurant buildings: Where grease exhaust directly contacts the roof membrane
- Buildings with significant ponding water issues: EPDM handles standing water better than TPO
- Budget-constrained projects: When upfront cost is the primary driver and the building has minimal cooling loads
- Overlay projects over existing EPDM: EPDM-over-EPDM compatibility is well-established
Florida Building Code Requirements for Both Systems
Pinellas County enforces the Florida Building Code (FBC 7th Edition, 2023) for all commercial roofing installations. Both TPO and EPDM must meet:
- Wind uplift resistance per ASCE 7-22 (based on building location, height, and exposure)
- Florida Product Approval (all membrane products must be listed in the FL database)
- Thermal resistance per Florida Energy Conservation Code (R-25 minimum for most commercial buildings)
- Fire resistance (Class A rating for both systems when installed over approved substrates)
- Building permit through Pinellas County Building Services
- Required inspections: deck, insulation, membrane (in-progress), and final
Both systems require engineered shop drawings for projects over 10,000 square feet, and the installing contractor must be licensed and insured in the State of Florida with a roofing specialty license (CCC).
The Verdict: TPO Wins for Most Pinellas County Buildings
For the majority of commercial flat roof applications in Pinellas County and the greater Tampa Bay area, TPO is the better choice in 2026. The combination of superior energy efficiency, stronger heat-welded seams, better wind uplift performance, and compliance with Florida's increasingly strict energy codes gives TPO decisive advantages in our climate.
EPDM remains the right choice for specific applications where chemical resistance, ponding water tolerance, or budget constraints are the primary drivers. It is also a proven system with decades of performance data that TPO has not yet matched purely on the basis of real-world age.
No matter which system you choose, the installer matters more than the membrane brand. A properly installed EPDM roof will outperform a poorly installed TPO roof every time. Make sure your contractor is manufacturer-certified for the specific system they are installing, and get a project-specific warranty that covers materials and labor.
Related Commercial Roofing Guides
- Complete Pinellas County Roofing Guide
- TPO Roofing: Complete Guide
- Best Roofing Materials for Florida
- Standing Seam Metal Roofing Guide
- Commercial Roofing Services
- Roof Shingle Types Guide
Frequently Asked Questions
Is TPO or EPDM better for Florida flat roofs?
For most Florida commercial flat roofs, TPO is the better choice in 2026. TPO reflects significantly more solar energy (up to 90% of UV rays with white membrane), reducing cooling costs by 20-30% compared to black EPDM. In Pinellas County where AC runs 8-10 months per year, the energy savings from TPO typically outweigh any cost advantage EPDM might offer.
How much does TPO vs EPDM cost per square foot in Pinellas County?
In Pinellas County for 2026, TPO roofing costs $5.50-9.00 per square foot installed, while EPDM costs $4.50-7.50 per square foot. For a 10,000 sq ft commercial roof, that translates to $55,000-90,000 for TPO vs $45,000-75,000 for EPDM. The 15-20% price premium for TPO is typically recovered within 5-8 years through energy savings.
How long does TPO last vs EPDM in Florida?
EPDM has a longer proven track record with 25-30+ year lifespans documented across thousands of installations. TPO typically lasts 20-30 years, though the product has improved significantly since early formulations that had issues with seam failures. Top-tier TPO products from manufacturers like Carlisle, Firestone, and GAF now carry 20-30 year warranties.
Can you put TPO over existing EPDM?
In many cases, yes. TPO can be installed over existing EPDM if the current roof has no more than one existing layer, the insulation and deck are in good condition, and local building codes allow it. In Pinellas County, a roof survey and moisture scan are required before any overlay project. Re-covering saves 30-40% vs full tear-off but must meet Florida Building Code requirements for wind uplift.
Which membrane handles Florida heat better?
TPO handles Florida heat better for the building below because it reflects solar energy rather than absorbing it. However, EPDM handles heat exposure better as a material, meaning it is more resistant to thermal degradation over decades of UV exposure. For building energy performance, TPO wins. For raw material durability in extreme heat, EPDM has the longer track record.