Three things every business owner says before starting a commercial roof project
If you've heard any of those before, or you're saying them now, you already know commercial roofing is mostly a contractor problem. The systems are well understood. What varies is who shows up, what they install, and what they leave behind.
With commercial roofs, the wrong contractor costs more than the wrong system
In short: TPO, PVC, and EPDM all work. The difference between a 25-year roof and a 12-year roof usually isn't the membrane. It's the deck prep, the seam welds, and the flashings.
A commercial roof is a system, not a single product. The membrane sits on insulation, which sits on a deck, with seams, flashings, drains, and penetrations all needing to be detailed correctly. Get any of those wrong and the whole system fails sooner than it should.
The hard part is, you can't see most of that from the ground. You're trusting the contractor to install the right thickness of insulation, weld the seams to spec, and follow the manufacturer's training. Most issues we get called to fix are installation problems, not material failures.
We built Better Way around removing that uncertainty: certified installation, proper documentation, and a company that will still be here to stand behind the work.
A commercial roofing contractor built on no surprises
In short: Founded 2015, owner-operated, $2 million liability, manufacturer-certified by Mule Hide and Conklin. We run every commercial project the same way our crews were raised: do it right whether or not the customer is watching.
I founded Better Way in 2015. My business partner Keith and I both grew up in the Amish community in Shipshewana. That background shows up in commercial work as discipline around the things business owners actually care about: showing up when we said we would, sticking to the proposal, and protecting your property like it was ours.
We carry $2 million in general liability coverage, which exceeds the typical commercial minimum. We're certified to install Mule Hide and Conklin systems, and we'll still be here long after the job is done. That matters more than most business owners realize until their contractor closes up shop.
Our commercial roofing services
In short: Inspection, repair, and full replacement on TPO, PVC, EPDM, and low-slope metal. Plus emergency leak response across Northern Indiana and Southern Michigan.
Commercial roof inspection
Comprehensive inspection of seams, penetrations, drains, membrane condition, and ponding. Core samples to verify insulation and deck condition. Infrared scanning available when we need to find a hidden leak or check for trapped moisture before an overlay.
Commercial roof repair
Targeted repair for storm damage, seam failures, flashing issues, and isolated leaks. We're honest about when repair makes sense (typically roofs under 15 years old with localized problems) and when you're better off replacing.
Commercial roof replacement
Full tear-off and installation of TPO, PVC, or new membrane systems, plus roof coating systems. Every replacement starts with a full roof inspection and core sample to determine membrane thickness and deck condition. That tells us whether tear-off or overlay is the right approach, and whether tapered insulation is needed for proper drainage.
Emergency leak response
Active leaks, storm damage, or post-incident inspection. We get out fast, document the damage, and stabilize the roof while you decide on permanent repair or replacement.
The commercial roofing systems we install
In short: We install TPO, PVC, and EPDM. Each system has a different strength, and the right choice depends on your building, your budget, and how long you plan to own it.
TPO (Thermoplastic Polyolefin)
The most common commercial membrane and our most-installed system. White reflective surface for energy efficiency. Heat-welded seams. Best balance of performance and cost.
Lifespan: 15 to 20 years.
Best for: Standard commercial applications, energy efficiency goals, cost-conscious budgets.
PVC (Polyvinyl Chloride)
The premium choice. Strongest seam strength, longest lifespan, and superior chemical resistance. Critical for restaurants, buildings with heavy HVAC equipment, and any facility with grease, oil, or chemical exposure on the roof.
Lifespan: 20 to 25 years.
Best for: Restaurants, HVAC-heavy buildings, long-term ownership scenarios.
EPDM (Ethylene Propylene Diene Monomer)
EPDM has the longest track record in commercial roofing. It's a proven rubber membrane system that has been protecting buildings for decades. Cost-effective, durable, and well-suited to straightforward commercial applications where chemical resistance is not a primary concern.
Lifespan: 20 to 25 years.
Best for: Budget-conscious projects, buildings with minimal rooftop equipment, proven long-term performance.
Read the full guide to commercial roofing systems →
“When you compare commercial bids, look past the system name and check the membrane thickness. We install 60 mil as standard. Mil just means thousandths of an inch, so 60 mil is 0.060 inches of membrane. A bid quoted on thinner 50 mil might look a few cents cheaper per square foot, but that thinner skin is the first thing to give out around your rooftop units. I won’t put it on a building I want to stand behind.”
The Better Way Difference: applied to commercial work
In short: The same things we do on every roof, applied to commercial: insurance support, property protection, dedicated project management, and a written price guarantee.
Policy Guard
If your roof damage is insurable, we take the photos, document the scope, and support your adjuster interactions. Commercial claims often come down to documentation. We do the documentation.
Property Protection Promise
If we break it, we buy it. That covers your landscaping, your parking lot, your loading dock, your signage, and any equipment around the building.
Dedicated Project Manager
Senior project manager Wayne coordinates scheduling and communication throughout your project. On site, your day-to-day project manager (Mark, Alex, or John) runs the job and is your single point of contact for everything happening on the roof.
Photo Documentation
Photos at every key stage: decking condition, insulation install, seam welds, flashing detail. You don't have to climb up to see what's been done.
Price Guarantee
The number on the proposal is the number on the invoice. The only thing that can change the price is if we discover bad sheeting during tear-off. If that happens, we stop, document it, and discuss it with you before any additional cost goes on.
What you'll actually pay for a commercial roof in Northern Indiana
In short: TPO runs $8.50 to $13.50 per square foot. PVC runs $9.50 to $14.50. A typical 12,000 square foot industrial building lands between $102,000 and $174,000 depending on the system, deck, and insulation.
| System | Cost per sqft | 12,000 sqft example |
|---|---|---|
| TPO (most common) | $8.50 to $13.50 | $102,000 to $162,000 |
| PVC (premium) | $9.50 to $14.50 | $114,000 to $174,000 |
| EPDM (proven track record) | $8.25 to $12.50 | $99,000 to $150,000 |
What can change your price
- Deck type. Concrete decks add $80 to $225 per square (per 100 sqft) over metal because of the fastening required.
- Tapered insulation. If your deck is flat and needs sloping for drainage, tapered insulation adds about $150 per square over standard ISO.
- Layers to remove. Tear-off of existing layers typically adds about $160 per square.
- Insulation upgrade. Indiana code requires R-20 (roughly 4 inches). Michigan requires R-30 (roughly 5 inches). The upgrade adds about $100 to $115 per square.
- Penetrations. Skylights, HVAC units, vent pipes, and other roof penetrations add flashing time, which adds cost.
- Membrane thickness. 60-mil is our standard. 50-mil saves about $10 to $20 per square but isn't worth the trade-off.
See the full pricing breakdown →
“The number one killer of a flat commercial roof isn’t the membrane, it’s standing water. If your roof still holds puddles two days after it rains, that water is working on your seams every single day. When I inspect, drainage is the first thing I look for, because adding tapered insulation to move the water off is a lot cheaper than replacing a roof that ponding wore out years early.”
Our commercial roofing process: from inspection to completion
In short: Five stages. Clear communication throughout. Photos at every key milestone.
- The walkthrough. We meet on site, see the building, talk through the issue, and book the formal inspection.
- The inspection. Full assessment including seams, penetrations, drains, membrane condition, and ponding. Core samples and infrared if needed.
- The proposal. Itemized, fixed-price, with the system, thickness, attachment method, and timeline all spelled out. Valid 30 days.
- The work. Safety perimeter per OSHA. Your dedicated project manager runs the job and is your single point of contact throughout. Photos at every key stage so you can see progress without climbing on the roof.
- The final walkthrough. When the work is done, your project manager walks through the photos and documentation with you and does a walk-around to make sure you're satisfied with everything.
“Get your commercial roof looked at twice a year, in spring and fall, and again after any big storm. On a flat roof the problems start small: a lifted seam, a cracked pipe boot, a clogged drain. Caught early, those are a maintenance call. Ignored, they turn into wet insulation and a full tear-off. Half the emergency calls I get could have been a five-minute fix six months earlier.”
What our clients say
In short: 302 five-star Google reviews. The same words come up: clean, honest, professional, no surprises.
"Great people to work with from quoting, communication and detailed workmanship. Friendly work crew that were mostly concerned with our happiness with the job. They did excellent work and cleaned up beautifully. Exceeded our expectations and highly recommend."
"All the guys were exceptional to work with. I can't recommend them enough. Quality work at a competitive price. Extremely prompt and professional."
"Couldn't ask for better service. Outstanding communication throughout the entire job. Great quality material and workmanship."
"Very efficient, polite and professional team. Cleaned up the area well. Very happy with the job, roof, employees and management."
Better Way Roofing may not be the right fit if...
In short: We're upfront about who we're not the right contractor for.
- You're chasing the lowest possible price per square foot.Cheaper bids usually skip the code compliance upgrades and proper drain tie-ins, use 50-mil membrane to save a few thousand, or hire uncertified labor. We won't do any of those, so we won't be the cheapest.
- You want to skip building department permitting or manufacturer certification.Both protect you. We won't work around either.
If any of that sounds wrong to you, there are contractors who'll fit better. We can usually point you to one.
Common commercial roofing questions from Indiana business owners
How long does a commercial roof typically last?
In short: TPO lasts 15 to 20 years. PVC lasts 20 to 25 years. EPDM lasts 20 to 25 years. All assume proper installation and minor annual maintenance.
Should I repair or replace a commercial roof that's 18 years old?
In short: Usually replace. Past 15 years, repairs become a band-aid. The honest test: if repair quotes exceed 25% of replacement cost, replacement makes more sense.
Can a new commercial roof go over the existing one?
In short: Sometimes. Overlays work when the existing membrane is sound and there's no trapped moisture underneath. We use infrared scanning to verify before recommending an overlay. If there's hidden moisture, you have to tear off.
Do we have to shut down our business during installation?
In short: No, in almost all cases. Most commercial roofs go on in phases while the business stays open. We coordinate access for deliveries, parking, and worker movement to keep disruption to a minimum.
What does $2 million liability insurance actually mean?
In short: It means if something goes wrong on your property during the work, our insurance covers it up to $2 million. That's above the standard commercial minimum and protects you from contractor mistakes you'd otherwise be exposed to.
What's the difference between ACV and replacement-cost insurance coverage?
In short: Actual Cash Value (ACV) pays you the depreciated value of your existing roof. Replacement Cost Coverage pays for a new one. If your roof is 12 years old and your policy is ACV, you're getting a fraction of replacement cost. Check your policy now, not after a storm.
Are you licensed and certified for commercial work?
In short: Yes. Fully licensed in Indiana and Michigan, manufacturer-certified by Mule Hide and Conklin. A+ rated by the BBB. See our credentials →
Communities we serve for commercial roofing
We work on commercial buildings across Northern Indiana and Southern Michigan. Click your city for local details.
Request a free commercial roof assessment
A walkthrough is the easiest way to know what your building actually needs.
We'll come to your site, walk the roof, take photos, and send you a written proposal with the system, thickness, attachment method, and timeline spelled out. No pressure.
If you want to compare it against other quotes, you've got a clear baseline. If you want to move forward, we plan the work in phases so your business stays open throughout.
— Lyle Lehman, Founder