Choosing a Commercial Roofing Material

There is no single best commercial roofing material. The right choice depends on the roof’s slope, structure, drainage, foot traffic, rooftop equipment, budget, energy code requirements, and how long you plan to own the building. Most low-slope commercial roofs in the Burbank area use single-ply membranes (TPO or PVC), modified bitumen, built-up roofing, or coatings over an existing roof, and some sloped commercial roofs use metal.

Last updated October 22, 2026.

Start with the building, not the product

Before comparing materials, a roofer should understand the building:

• Slope and drainage. Where does water go, and does it pond?
• Existing layers. How many roofs are already on the building, and is the insulation wet?
• Structure. Can the deck carry added weight, such as another roof layer or ballast?
• Use. Restaurants with grease exhaust, buildings with lots of HVAC traffic, and buildings planning solar all have different needs.
• Occupancy. Can the building tolerate odors and noise during work, or does it need quieter, low-odor methods?
• Code. California’s Title 24 energy code commonly requires cool-roof products on low-slope re-roofs, and insulation rules may apply when re-roofing down to the deck.

TPO (thermoplastic polyolefin)

TPO is a single-ply membrane, usually white, with seams welded by hot air. It is widely used on commercial buildings in Southern California because it is reflective, which helps meet cool-roof requirements and reduces heat on the roof surface. Considerations: product quality varies between manufacturers, and the seams and flashing details depend heavily on installer skill.

PVC (polyvinyl chloride)

PVC is another heat-welded single-ply membrane. It is often chosen where the roof may be exposed to grease or certain chemicals, such as above restaurant kitchen exhausts. It is typically more expensive than TPO. As with TPO, the welded seams are a strength when installed well.

Modified bitumen

Modified bitumen is an asphalt-based roll roofing, installed in layers by heat welding (torch-applied), cold adhesive, or self-adhered sheets. It is tough and tolerates foot traffic reasonably well. Cap sheets come with granules, and reflective cap sheets or coatings can help with cool-roof requirements. Torch-applied systems carry fire risk during installation, so many contractors and building owners prefer cold or self-adhered methods on occupied buildings.

Built-up roofing (BUR)

Built-up roofing, the traditional “tar and gravel” roof, uses multiple layers of felt and asphalt with a surfacing layer. It is still found on many older buildings in the area. It is durable and redundant but heavy, and the hot asphalt process involves odors. Many older Burbank commercial and apartment buildings have a BUR roof, sometimes covered with later layers.

Roof coatings

Fluid-applied coatings, such as acrylic, silicone, and others, are applied over an existing roof that is still basically sound. They can extend roof life and add reflectivity without a full tear-off. They do not fix wet insulation, failed seams across the roof, or structural problems, and they need proper surface preparation. A moisture survey before coating is a sensible step.

Metal roofing

Metal is common on sloped commercial roofs, warehouses, and some mixed-use buildings. Standing seam metal can last a long time and is noncombustible. It is not suited to truly flat roofs. Coatings and retrofits are sometimes used to extend the life of older metal roofs.

Quick comparison

System	Often chosen for	Watch for
TPO	Reflective, cost-conscious low-slope roofs	Product and installer quality, seam details
PVC	Grease or chemical exposure, restaurants	Higher cost
Modified bitumen	Foot traffic, smaller roofs, repairs	Torch safety, reflectivity
Built-up	Redundancy on older buildings	Weight, odor during install
Coatings	Extending a sound existing roof	Not a fix for wet or failing roofs
Metal	Sloped commercial roofs	Not for flat roofs, fastener and seam care

Warranties

Manufacturer warranties on commercial systems vary widely, and the strongest ones often require an installer approved by the manufacturer and an inspection at completion. Contractor workmanship warranties are separate. Read what each covers, what voids it (such as unapproved rooftop work), and whether it transfers when you sell.

Fire zones and Burbank specifics

Buildings in or near the hillside fire hazard zones may need a specific Class A fire-rated assembly. Hot Valley summers make reflectivity and heat resistance more important. Santa Ana winds put stress on perimeter edges and flashings, so ask about edge metal and attachment methods.

Recover versus tear-off

A recover installs a new roof over the existing one, which can save tear-off cost and disruption. It is only appropriate when the existing roof is dry, firmly attached, and within code limits on the number of layers, and when the structure can carry the extra weight. A full tear-off costs more but lets the contractor inspect and repair the deck, replace wet insulation, add insulation to meet energy rules, and correct drainage. Many older Burbank buildings already have more than one roof layer, which often rules out another recover. A core cut, where a small sample is removed to see the layers, is a common way to find out what is there.

Questions to ask

• Which system do you recommend for this building, and why?
• Will the job be a tear-off, a recover, or a coating?
• How does the proposal meet Title 24 cool-roof and insulation requirements?
• Who is the manufacturer, and what warranty applies?
• Can I check your license at cslb.ca.gov and see proof of liability insurance and workers’ compensation?

See our commercial and flat roofing page or our guide to flat roofs.

Frequently asked questions

Which commercial roof lasts longest?

Lifespan depends as much on installation, drainage, and maintenance as on the material. Ask contractors what they expect for your specific building and what maintenance the system needs.

Can a new commercial roof go over the old one?

Sometimes. A recover may be allowed if the existing roof is dry, the structure can carry the weight, and code limits on layers are met. A moisture survey and code check should come first.

Do I need a white roof in Burbank?

California's energy code often requires cool-roof products on low-slope re-roofs, and many reflective products are white or light colored. Your contractor and the building department can confirm what applies to your building.

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