TPO · EPDM · Modified Bitumen · NDL Manufacturer Warranties
Commercial flat roofing in Bucks and Montgomery County, PA — TPO, EPDM, and modified bitumen membrane systems for office, industrial, and retail buildings, installed with tapered drainage and NDL manufacturer warranty coverage.
Commercial and low-slope roofs — defined as pitches below 2:12 — account for the majority of square footage on Bucks County's industrial and office corridors: the Route 309 commercial spine from Montgomeryville through Lansdale, the Route 202 office parks around Blue Bell and Fort Washington, and the warehouse and light-industrial clusters in Horsham and Warminster. These roofs share nothing technically with residential asphalt shingles. They require a fully-adhered or mechanically-attached membrane system engineered to handle ponding water, thermal cycling, and foot traffic from HVAC service personnel.
Three primary membrane systems dominate the PA commercial market:
TPO (Thermoplastic Polyolefin) is the current market leader for new construction and reroofing in Pennsylvania. Its white or light-grey surface reflects solar energy — a meaningful factor for single-story retail and office buildings along Route 1 and Route 202 that lack attic insulation buffers. TPO seams are heat-welded (not glued), creating a monolithic membrane with 6-inch seam width. Properly installed 60-mil TPO on a prepared substrate lasts 20–25 years under Pennsylvania's climate conditions.
EPDM (Ethylene Propylene Diene Monomer) — the rubber membrane that defined commercial roofing for four decades — performs best over irregular substrates with multiple penetrations: the accumulated curb-set HVAC units, electrical conduits, and plumbing stacks common on older industrial buildings in Chalfont, Hatfield, and Doylestown Borough. Right Deal Construction specifies 60-mil EPDM minimum on all installations.
Modified Bitumen (SBS cold-applied or APP torch-applied) is the preferred reroof system for buildings with existing built-up roofing (BUR) where full tear-off would damage the deck or disrupt occupied tenants. The multi-ply reinforced asphalt construction provides excellent puncture resistance and is the most tolerant system for heavy rooftop foot traffic from mechanical contractors.
Pennsylvania's climate creates three challenges for commercial flat roofing that are sharper here than in warmer or drier states:
This service does not cover: residential asphalt shingle roofing, roofs requiring structural deck replacement exceeding 25% of total area, or buildings requiring licensed asbestos abatement prior to tear-off. We will identify asbestos-containing materials during our assessment and refer you to a licensed abatement contractor before any work begins.
Step by Step
We perform a full inspection of your existing membrane, substrate, drains, parapets, and all penetrations. Infrared moisture scanning is available for buildings where wet insulation is suspected. You receive a written condition report before any proposal is generated.
A core sample reveals the existing roof assembly — number of layers, insulation type, R-value, and moisture content. This step determines whether an overlay is viable or full tear-off is required, and defines the insulation spec needed to meet Pennsylvania energy code (ASHRAE 90.1).
We recommend the membrane system — TPO, EPDM, or modified bitumen — based on your building's substrate, occupancy, drainage layout, and budget. The written proposal includes material specs, tapered insulation layout, drain locations, and NDL warranty terms from Carlisle, GAF, or Firestone.
All damaged or wet insulation sections are replaced. Parapet walls are cleaned and primed. Existing metal flashings are evaluated; corroded sections are replaced with new 26-gauge galvanized or aluminum. Drain rings and clamping assemblies are inspected and replaced where needed.
Membrane is installed per the manufacturer's published specification. TPO seams are heat-welded with factory-certified equipment and pull-tested at each penetration. All parapet terminations receive two-piece counterflashing. Pitch pans on irregular penetrations are filled with pourable sealer.
A project manager and manufacturer's rep (on NDL jobs) walk the finished roof together. Photos document every seam, drain, and flashing detail. Permits are closed with Bucks or Montgomery County. Warranty is registered within 48 hours and the certificate is delivered to the building owner.
Typical Investment
Installed cost for commercial flat roofing in Bucks and Montgomery County, PA. System type (TPO/EPDM/mod-bit), substrate condition, insulation R-value, and penetration count all affect final price. A 5,000 sq ft commercial roof typically runs $30,000–$70,000. All proposals include written material specifications and NDL warranty terms.
Prices vary by square footage, roof pitch, material selection, and existing damage. All estimates are free and provided on-site.
Backed by Our Guarantee
Commercial flat roofing installed by Right Deal Construction qualifies for NDL (No Dollar Limit) manufacturer warranties through Carlisle SynTec (EPDM), GAF (TPO), or Firestone (mod-bit). NDL means the manufacturer covers 100% of material and labor for warranted defects with no cap — the strongest protection available for a commercial membrane roof in Pennsylvania. Available on full-replacement installations meeting the manufacturer's application requirements.
What Homeowners Say
Choosing a roofer that is reputable, fairly priced, and manufacturer certified were my top priorities, and Right Deal Construction & Roofing is an amazing business. I called on Labor Day because we just found a hole in the roof — they came out immediately.
Competitive pricing. Excellent service. Flavio was our rep and was very professional in his presentation to explain the process and materials. Installation crew was efficient and did a GREAT job. I highly recommend Right Deal Construction & Roofing.
Right Deal Construction did a nice job on our roof storm repair. You can expect quality craftsmanship, along with the team working efficiently and very clean at a reasonable cost. I recommend Flavio and his team for your next project!
Flavio was very easy to work with and completed the work thoroughly and with quality. He delivered on what was needed quicker than any contractor I've ever worked with. This was really helpful, as we needed some roof work done.
Proof of Quality
BEFORE 
AFTER Full Replacement — Storm Damage
Doylestown, PA
BEFORE 
AFTER Storm Damage Repair
Norristown, PA
Have Questions?
A properly installed TPO or 60-mil EPDM membrane lasts 20–25 years in Pennsylvania's climate. Modified bitumen (SBS or APP) typically provides 15–20 years. Longevity depends heavily on substrate preparation, drainage design, and flashing details at parapets and penetrations — not just membrane type. Right Deal Construction backs all commercial installations with an NDL manufacturer's warranty and a written labor warranty.
Ponding water — standing water that remains more than 48 hours after rainfall — is caused by insufficient slope to drains, clogged drains, or compressed insulation that creates low spots. Most manufacturer warranties for PA commercial roofs explicitly exclude ponding water damage. Right Deal Construction installs tapered insulation at a minimum 1/4" per foot slope to every drain on every commercial job to prevent ponding from day one.
TPO is a heat-welded white or light-grey membrane that reflects solar energy — better for single-story retail and office buildings that heat up quickly in summer. EPDM is a rubber membrane that performs better over irregular substrates with multiple penetrations, common on older industrial and warehouse buildings. Both last 20+ years when properly installed. Right Deal Construction will specify which system fits your building's substrate condition, occupancy, and drainage layout.
Yes — overlay (recover) installations are permitted by Pennsylvania building code when the existing membrane is a single layer and the substrate passes a moisture core test. Overlay eliminates tear-off costs and landfill fees, typically saving 20–30% vs. full replacement. Right Deal Construction performs core samples before specifying an overlay, because installing over wet insulation is the leading cause of premature membrane failure on PA commercial roofs.
Commercial flat roofing in Bucks and Montgomery County runs $6–$14 per square foot installed, depending on system type (TPO, EPDM, or mod-bit), existing substrate condition, number of penetrations, and required insulation R-value. A 5,000 sq ft commercial building typically falls in the $30,000–$70,000 range. All Right Deal Construction commercial proposals include a written material specification, line-item scope, and NDL warranty terms.
Explore More
Active leak in your commercial building? Same-day emergency response and temporary membrane patching across Bucks and Montgomery County.
Annual commercial roof inspections with written condition reports — required by many commercial leases and property management agreements.
Hail and wind damage to your commercial membrane documented and supplemented through your commercial property insurer.
Licensed, insured, and GAF certified. Serving Bucks County & Montgomery County, PA.
Our Coverage Area
Bucks County, PA
GAF Master Elite certified roofing serving Doylestown, Newtown, Warminster & all 54 municipalities across Bucks County.
Montgomery County, PA
Full residential & commercial roofing across Lansdale, Blue Bell, Horsham, Ambler & all of Montgomery County.
