If you're managing a commercial property, the roof is one of the largest investments you'll make—and the most overlooked when it comes to long-term protection. Commercial roof warranties can look like a maze of fine print, price points, and promises.
But which one actually offers the best value? How much will your warranty save your company annually? Does a $3,000 warranty have a strong enough ROI to justify the cost?
Equity Commercial Roofing has had this very conversation countless times with Pennsylvania businesses of all sizes. Whether the final decision rests on you or your higher-ups, our guide will help you determine which warranty is the right investment for you.
Here’s what we’ll cover (skip around with this clickable table of contents!)
At its core, a commercial roof warranty is a promise from the manufacturer or contractor that your roof will perform as it should for a specific period. Most fall into two broad categories:
Manufacturer Warranty: Covers defective materials if they fail or deteriorate prematurely.
Workmanship Warranty: Covers the contractor's installation if the installation wasn't performed correctly.
Think of it like insurance for your roof. Without it, any repair or replacement comes straight out of your budget. With commercial roofs, that could mean anywhere from $50,000 to $500,000, depending on the size of your building.
Within the two broad categories of roof warranties are three subcategories that allow you to choose the best protection for your building:
| Warranty Type | Covered | Not Covered | Cost/Key Considerations |
| Standard Material | Defective roofing materials | Labor, installation errors | Included with purchase of material; can be voided easily by improper installation or roof modifications |
| Registered Membrane | Roof membrane (outer waterproof layer, e.g., TPO or EPDM) | Insulation, fasteners, flashing | Mid-range cost; often includes leak coverage and limited labor, but only for the membrane layer |
| System (Edge-to-Edge or NDL) | Entire roof assembly (membrane, insulation, fasteners, flashing, etc.) | Third-party damage, unauthorized modifications | Most expensive option; most comprehensive protection; often requires a certified contractor (e.g., Owens Corning Platinum Preferred) |
For flat roofs (common on commercial buildings), you'll typically choose between membrane and system warranties. They often require a manufacturer's inspection before the warranty certificate is issued. This can take up to a month after your roof is completed.
Warranty costs vary dramatically based on roof size, warranty type, and length of coverage. Below, we break down the term of coverage and the cost per square foot for flat roofs (TPO, EPDM, PVC) and pitched shingle roofs.
| Warranty Type | Typical Term of Coverage | Cost Range per Square Foot | Minimum Fee |
| Standard Material | 10 years to 20 years | Included with material | None |
| Registered Membrane | 10 years to 20 years | $0.15 to $0.30 | $375 to $1,275 |
| System (Edge-to-Edge or NDL) | 20 years to 30 years | $0.30 to $1.00 | $650 to $3,600 |
| Warranty Level | Owens Corning Parts Required | Contractor Certification Required | Cost Per Square | Example Roof: 20,000-40,000 sq ft |
| Standard | 3* | None | None, this is included | None, this is included |
| System Protection | 3* | Platinum or Preferred Contractor | $5-7 per square | $1,000 to $2,800 |
| Preferred Protection | 4* | Platinum or Preferred Contractor | $6-8 per square | $1,200 to $3,200 |
| Platinum Protection | 4* | Platinu, Contractor | $7-9 per square | $1,400 to $3,600 |
* Refer to the official Owens Corning Warranty Overview for details and exclusions
No matter how much you pay for your warranty, it can become null and void if you aren’t mindful. Keep these factors in mind:
If you install new equipment (like HVAC units or solar panels) without getting approval from the warranty provider, you could void the entire warranty. Some manufacturers will approve modifications in advance, but others won't cover any damage related to changes.
Using materials not approved by the warranty provider can void coverage. This sometimes happens during repairs when contractors use whatever materials are readily available.
Some warranties exclude damage from high winds over a certain speed (like 70+ mph) or have limits on coverage amounts for storm damage. This is important for property owners in areas like Harrisburg, York, State College, and surrounding Central PA communities, where strong thunderstorms and occasional wind gusts can cause serious roof damage—especially during spring and summer storm seasons.
In the winter, heavy snow and ice buildup can also lead to issues like ice dams and water intrusion, which may not be covered under basic warranty terms unless additional protection is included.
Failing to maintain your roof or report issues promptly can also void warranty coverage. It is recommended that you have your roof undergo maintenance at least once a year.
The answer depends on how you choose to balance your budget vs. risk tolerance.
| Situation | Best Option | What to Know |
| Tight budget & newer/low-risk building | Material or Membrane Warranty | Provides adequate protection at a reasonable cost, but coverage is limited mainly to the roofing membrane. |
| Want long-term, comprehensive protection | System Warranty | Offers the best coverage, protecting every component of your roofing assembly. Higher cost but maximum peace of mind. |
| Looking for the cheapest bid | No Warranty (Not Recommended) | Contractors may come in lower because they don’t offer warranties. Saves money upfront, but leaves you unprotected if issues arise. |
Submitting a commercial roof warranty claim can vary in time depending on the warranty type, manufacturer, and contractor involvement. Here’s a typical breakdown:
1. Initial Submission
It usually takes 1 to 5 business days to gather all of the required documents, including proof of purchase, installation details, claim photos, and maintenance records. The original contractor often helps prepare and submit the claim to the manufacturer.
2. Manufacturer Review
Most major manufacturers (like Owens Corning and GAF) take 2 to 4 weeks to review submitted claims. They may request additional documentation, inspection reports, or maintenance logs.
3. On-Site Inspection (if required)A manufacturer’s rep or third-party inspector may be scheduled to visit the property. This step often adds 1 to 3 weeks, depending on scheduling availability.
4. Decision & ResolutionAfter inspection, the manufacturer typically issues a decision (approval, partial approval, or denial) within 2 to 6 weeks. If approved, scheduling the roof repair or replacement depends on contractor availability.
Managers and business owners should keep the following documentation in case a future claim ever needs to be filed:
Commercial Roof Warranties Frequently Asked Questions
Yes. While commercial roof warranties add to the initial investment, they can save tens of thousands in repair costs over time. System warranties, in particular, offer comprehensive coverage and strong ROI for long-term building protection.
Common warranty-voiding actions include unauthorized roof modifications, using non-approved materials during repairs, and lack of maintenance. Always follow the manufacturer’s terms to keep your coverage active.
A membrane warranty typically covers only the roof’s outer waterproof layer (TPO, EPDM, etc.), while a system warranty covers the entire roofing assembly, including insulation, flashing, and fasteners.
Most warranties range from 10 to 30 years. Membrane warranties typically last 10–20 years, while full system warranties can extend up to 30 years depending on the manufacturer and contractor.
Membrane warranties: $0.15–$0.30 per sq ft
System warranties: $0.30–$1.00 per sq ft
These vary based on the roof type, warranty length, and required certifications.
Claims typically involve submitting purchase documentation, maintenance records, and photos to the manufacturer via your contractor. The review and approval process can take 4 to 8 weeks.
Yes, but always check with the warranty provider before installing solar panels or any new rooftop equipment. Unauthorized modifications can void your coverage.
You should maintain:
1. Original warranty certificate
2. Contractor contract and invoice
3. Annual maintenance and inspection records
How Much Does a Commercial Roof Cost?
Commercial roof warranties can feel complicated, but they don’t have to be. The “best value” isn’t always the cheapest option upfront, but it will protect your investment for decades.
When planning your roof replacement, think beyond materials and labor. Adding warranty coverage may raise the initial price, but it can save you from major unexpected costs down the road.
To see how warranties fit into your overall budget, explore the 2025 Cost Guide for Commercial Roofs and get a clear price range for your project broken down by square footage.
At Equity Commercial Roofing, we’re here to help you make confident, long-term decisions about your building. Contact our team today to discuss your options.