Key numbers
About 3.5 million U.S. households reported missing roofing material, 1.9 million a sagging roof and 1.5 million a hole in the roof in the 2023 American Housing Survey (Roofing Contractor (reporting Instant Roofer analysis of 2023 AHS), 2023).
| Over 50 | NAHB's 2007 study says slate, copper and clay/concrete tile roofs have the longest life expectancy, over 50 years. Source: National Association of Home Builders / Bank of America Home Equity, 2007 |
|---|---|
| 24% | In 2023, improvement spending on U.S. homes built before 1980 was 24% higher than on homes built since 2010, and maintenance spending was 76% higher. Source: Harvard Joint Center for Housing Studies, 2023 |
| Up to 10% | ENERGY STAR says sealing air leaks and adding insulation can save up to 10% on annual energy bills. Source: ENERGY STAR (U.S. EPA) |
Repair a commercial flat roof when the problem is local: a split seam, a punctured membrane, a failed flashing at a curb or wall, or a clogged drain. Consider a coating when the membrane is sound but aging, a recover when the roof is dry with one layer and a sound deck, and a full replacement when the insulation is wet across large areas, there are multiple layers, or leaks keep coming back after repairs. A core sample and a moisture check tell you which one you are dealing with.
Repair, coat, recover or replace
| Condition | Usual answer |
|---|---|
| One or two leaks at seams, flashing or penetrations | Repair |
| Membrane chalking or weathered, but dry and well attached | Coating or restoration |
| Dry insulation, one existing layer, sound deck | Recover |
| Wet insulation in large areas, blistering, deck damage | Replacement |
| Ponding that never drains | Fix the drainage first (drains, crickets, tapered insulation) |
| Two or more existing layers | Replacement (tear-off) |
On homes, the same drainage rules apply to porch, garage and addition roofs; see ponding water on a flat roof, membrane seam failure, modified bitumen lap failure and our roof problems guide.
What to check after a hailstorm
- Downspouts and scuppers. Dents and splits in soft metal are the first sign of hail size.
- Rooftop units and vents. Dented fins and caps show where hail hit; photograph them with the date.
- The membrane. Hail can bruise modified bitumen and crack or fracture single-ply membranes, especially old ones. Look for star-shaped cracks or soft spots.
- Edge metal and flashing. Loose edge metal lets wind peel the membrane.
- Inside. Ceiling tiles with fresh stains, drips at lights, or musty smells after rain.
Stay off the roof unless you have safe access and fall protection; most commercial roofs have open edges. Our roof safety guide covers the basics.
The permit and license rules to know
The City and County of Denver’s Roofing Guide and Checklist (updated April 11, 2024) is a useful benchmark:
- A repair needs a permit when it is more than 10 percent of the roof or two roof squares, whichever is smaller. For buildings of 25,000 square feet or more, the threshold is 5 percent or two squares, under the Green Buildings Ordinance.
- Membrane roofs must be installed by a contractor with a D-Roof Covering/Waterproofing license.
- All low-slope roofs need a pre-inspection.
- Modified bitumen, EPDM and TPO/PVC need a minimum design slope of 1/4 inch per foot, although a reroof does not have to meet it if the roof drains properly.
- Roof coatings do not need a permit.
In Colorado Springs and El Paso County, commercial roofing permits come from the Pikes Peak Regional Building Department; ask your roofer which inspections your permit requires. Our Colorado Springs roofing resources page lists PPRBD’s permit and contractor search, and inspecting a roof explains what an inspection covers.
Get a commercial roof assessment
Integrity Roofing and Painting is veteran-owned, family-run since 1990, and an Owens Corning Platinum Preferred contractor with 650+ Google reviews. We repair and replace TPO, modified bitumen and other low-slope systems. Call Colorado Springs at (719) 488-2800 or Denver at (303) 209-0152, or request a free inspection; we reply the same business day. Learn more about commercial roofing in Colorado Springs and in Denver, see what a full commercial roof inspection includes, how a roof maintenance program prevents repeat leaks, how low-slope roof systems compare, or start at our commercial and HOA roofing hub.
Sources: City and County of Denver, Roofing Guide and Checklist (updated 4/11/2024: repair permit thresholds, D-Roof license, pre-inspection, minimum slope, coatings, positive drainage and recover definitions).
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