Commercial Flat Roof Replacement vs. Repair in Edmonton:

This guide provides the data-driven framework Edmonton commercial property managers need to make informed repair-vs-replace decisions for their facilities.

Understanding Commercial Roof Lifespan

Commercial flat roofs don’t last indefinitely. Understanding typical lifespans helps time decisions strategically.

Typical commercial flat roof lifespan in Edmonton:

• Torch-on/SBS Modified Bitumen: 20–30 years

• TPO (Thermoplastic Olefin): 20–25 years

• EPDM (Ethylene Propylene Diene Monomer): 20–30 years

• PVC (Polyvinyl Chloride): 20–25 years

• Built-Up Roofing (BUR/Tar & Gravel): 20–30 years

Age-related performance:

• Years 1–10: Minimal repairs, 95%+ efficiency

• Years 10–15: Occasional repairs, 85–90% efficiency

• Years 15–18: Frequent repairs, 75–80% efficiency

• Years 18–25: Escalating costs, 60–75% efficiency

• Years 25+: Multiple failures, replacement typically best option

When to Repair Your Commercial Flat Roof

Repair is appropriate if:

✓ Roof is less than 15 years old

• Still in prime lifespan

• Repairs typically resolve problems for 5+ years

• ROI is solid

✓ Problem is isolated and specific

• Single seam failure (not multiple)

• One penetration leak (not widespread)

• Specific equipment issue (not system-wide)

• Localized membrane damage (not extensive deterioration)

✓ Repair cost is less than 50% of replacement cost

• Example: $15,000 repair vs. $100,000 replacement = repair makes sense

• Calculate percentage: (Repair ÷ Replacement) × 100

✓ Building has good maintenance history

• Regular inspections performed

• Previous repairs were successful

• No pattern of repeated failures

• Maintenance records documented

✓ You plan to occupy the building 5+ more years

• Repair extends life to meet occupancy timeline

• Gives time to plan for future replacement

✓ Roof is otherwise in good condition

• Occasional leaks, not endemic system failure

• Insulation is not saturated

• Decking is not rotted

• Structural integrity is sound

Repair Success Rates by Age

Likelihood that repair solves the problem:

When to Replace Your Commercial Flat Roof

Replacement is recommended if:

✓ Roof is 18+ years old

• Approaching or past typical lifespan

• Repairs will become increasingly frequent

• Better to replace proactively

✓ Repair cost is 50% or more of replacement cost

• Example: $50,000 repair vs. $100,000 replacement

• Repair doesn’t make economic sense

• Replacement is better long-term investment

✓ Multiple system failures occurring

• 2+ major problems in different areas

• Sign of system-wide age-related degradation

• Next failure likely within 6–12 months

• Repair cycle will repeat indefinitely

✓ Membrane shows widespread deterioration

• Extensive blistering or cracking

• Granule loss across large areas (BUR roofs)

• Visible UV damage throughout membrane

• Multiple seam separations

✓ Ponding water problem

• Standing water visible 48+ hours after rain

• Indicates structural settlement or slope failure

• Accelerates roof failure exponentially

• Replacement corrects underlying problem

✓ Insulation is saturated or moldy

• Water damage to insulation permanent

• No repair restores insulation value

• Mold presents health/liability risk

• Replacement includes new insulation

✓ Decking or framing shows rot

• Wood decking is soft, discolored, or crumbling

• Structural integrity compromised

• Can only be fixed by replacement

• Safety and liability concern

✓ Energy costs are unnecessarily high

• Old roof allows excessive heat loss

• New high-efficiency roof saves $5,000–$15,000/year

• Replacement cost recovered within 5–10 years

✓ Long-term ownership planned

• Staying 15+ more years

• Replacement will outlast ownership period

• Peace of mind and avoided disruption

The 50% Rule: Primary Decision Tool

The most reliable decision-making tool is the 50% rule. Here’s how to use it:

Step 1: Get accurate estimates

• Request detailed repair quote (parts + labor)

• Request detailed replacement quote (equipment + labor)

• Ensure quotes include all costs (permits, inspections, etc.)

Step 2: Calculate the percentage

• Divide repair cost by replacement cost

• Multiply by 100 to get percentage

• Example: ($40,000 repair ÷ $120,000 replacement) × 100 = 33%

Step 3: Apply the rule

• Below 50%: Repair is economically sound

• 50–75%: Borderline—consider roof age and maintenance history

• Above 75%: Replacement is recommended

Step 4: Weight other factors

• Roof age (younger favors repair, older favors replacement)

• Maintenance history (good history favors repair, poor history favors replacement)

• Business impact (emergency replacement vs. planned replacement)

• Future plans (staying 15+ years favors replacement)

Commercial Roof Replacement Costs in Edmonton

Understanding pricing helps budget for major capital projects.

New flat roof installation costs per square foot:

• Torch-on/SBS Modified Bitumen: $8.00–$14.00 installed

• TPO membrane: $7.00–$12.00 installed

• EPDM rubber: $6.50–$11.00 installed

• Built-up roofing (BUR): $9.00–$15.00 installed

• PVC membrane: $8.50–$13.00 installed

Additional costs:

• Removal of old roof: $1,500–$3,000

• Decking repair/replacement: $3,000–$15,000 (if needed)

• Insulation upgrade: $2,000–$8,000

• Flashing replacement: $1,500–$4,000

• Permits and inspections: $500–$2,000

Example project costs (10,000 sq ft Edmonton building):

Basic replacement (TPO):

• Equipment + installation: $70,000–$120,000

• Removal and disposal: $2,000–$3,000

• Basic flashing: $2,000

• Total: $74,000–$125,000

Premium replacement (with insulation upgrade):

• Equipment + installation: $85,000–$140,000

• Removal and disposal: $2,000–$3,000

• Insulation upgrade: $5,000–$8,000

• New flashing: $3,000–$5,000

• Thermal scan assessment: $1,500–$2,500

• Total: $96,500–$158,500

Project timeline:

• Planning/design: 2–4 weeks

• Permitting: 1–2 weeks

• Installation: 2–4 weeks (depends on weather)

• Post-inspection/warranty: 1 week

• Total: 6–11 weeks

Financing Commercial Roof Replacement

If replacement is the right choice but cost is a concern, understand your options:

Financing methods:

• Cash payment: Best if possible (no interest, full ownership)

• Bank loan: 5–10 year terms at 6–8% interest

• Line of credit: Flexible; typically 6–9% interest

• Equipment financing: Dedicated to roof; 7–10 year terms

• Lease-to-own: Alternative for some commercial properties

Example financing:

• $100,000 replacement cost

• 7-year term at 7.5% interest

• Monthly payment: $1,472/month ($17,664/year)

• High-efficiency roof saves: $10,000–$15,000/year energy

• Net cost: Near break-even through energy savings

High-Efficiency Roofing Advantages

If replacing, upgraded systems offer significant benefits:

Cool roof technology (reflective membranes):

• Reduces roof surface temperature by 30–50°F

• Decreases cooling costs 10–20%

• Extends membrane life (less UV stress)

• Cost premium: $1,000–$3,000 for 10,000 sq ft

• Annual savings: $3,000–$8,000

Example 10-year ROI:

• Cool roof premium: $2,000

• Annual energy savings: $5,000

• 10-year savings: $50,000

• Net benefit: $48,000

Warranty upgrades:

• Extended warranties: 15, 20, or 25-year options

• Covers defects and premature failure

• Manufacturer-backed coverage

• Premium: $2,000–$5,000 for 10,000 sq ft

Decision Worksheet for Edmonton Property Managers

Use this to finalize your decision:

STEP 1: Get Estimates

• Repair estimate: $___________

• Replacement estimate: $___________

STEP 2: Calculate 50% Rule

• (Repair ÷ Replacement) × 100 = _____%

• Below 50%? Favors REPAIR

• Above 50%? Favors REPLACE

STEP 3: Consider Roof Age

• How old is roof? _____ years

• Under 12? Favors REPAIR

• 12–15? Consider condition

• Over 15? Favors REPLACE

STEP 4: Assess Maintenance History

• How many repairs in past 2 years? _____

• 0–1? Favors REPAIR

• 2+? Favors REPLACE

• Pattern of same-problem failures? Favors REPLACE

STEP 5: Evaluate Building Occupancy

• How long will you occupy building? _____ years

• Under 5 years? Favors REPAIR (costs less now)

• 10+ years? Favors REPLACE (better long-term value)

STEP 6: Check Structural Issues

• Is decking rotted? Yes/No → Yes means REPLACE

• Is insulation saturated? Yes/No → Yes means REPLACE

• Is there ponding water? Yes/No → Yes means REPLACE

• Any structural concerns? Means REPLACE

STEP 7: Financial Reality Check

• Can you afford replacement? Yes/No

• Is replacement in capital budget? Yes/No

• Can you finance if needed? Yes/No

FINAL DECISION

•  REPAIR (Proceed with repair; plan for replacement in 3–5 years)

•  REPLACE (Budget for replacement; choose timeline and financing)

Commercial Roof Warranty Considerations

Manufacturer warranties (if replacing):

• Labor & materials: 10–25 year options

• Coverage: Defects, premature failure, leaks

• Requires: Certified installation, annual maintenance

• Cost: Included with quality installations

Workmanship warranties:

• Contractor-backed: 5–15 year options

• Coverage: Installation quality issues

• Non-prorated vs. prorated (get written details)

• Transferable to future owners (adds property value)

Extended warranties:

• Additional coverage: $2,000–$5,000 for 10,000 sq ft

• Benefits: Enhanced protection, transferability

• Worth considering for long-term ownership

Why Silverback Torch On Systems Ltd. for Replacement Decisions

When Edmonton commercial property managers face repair-vs-replace decisions, they need honest guidance from specialists who understand both options.

Silverback’s decision support:

• Professional assessment of current roof condition

• Clear repair vs. replacement recommendations

• Honest cost-benefit analysis (no pressure selling)

• Financing and warranty options explained

• Project timeline planning

• Energy efficiency analysis

• Insurance documentation support

Make the Right Decision for Your Property

Commercial roof decisions are significant capital investments. Use data, apply the 50% rule, consider your timeline, and make an informed choice.

Contact Silverback Torch On Systems Ltd. for professional assessment