North Savannah Commercial Roofing

Depends on the existing system, deck condition, and insulation moisture. If the deck is dry, the existing membrane has one layer, and parapet flashings are sound, a TPO recover over a separator sheet runs roughly 30-40% less per square than a tear-off. We core-sample for wet insulation first — recovering over saturated polyiso traps moisture and voids most manufacturer NDL warranties. Tear-off is the right call when cores show >25% wet insulation or you're already at two layers.

Mechanically attached 60-mil TPO over new polyiso typically runs $7-$10 per sq ft installed, depending on insulation thickness, deck condition, and parapet complexity. A silicone restoration coating runs $2-$5 per sq ft over a structurally sound existing roof. Recovers run 30-40% less than a full tear-off when the existing assembly qualifies. Every estimate breaks out membrane, insulation, accessories, and labor by the square so facilities managers can compare line-by-line against competing bids.

Annually at minimum, with a documented 5-year cycle for any roof carrying a manufacturer NDL warranty. We walk the deck in spring before hurricane season and again in late fall, photo-document seams, terminations, drains, and rooftop equipment penetrations, and submit a written report with prioritized repairs and budget tiers. Catching a failed pitch pan or split seam at year four is a $400 fix; missing it through year seven on a 100,000 sq ft footprint is a deck rebuild.

Salt is mild this far inland — North Savannah is rated low salt exposure. The bigger issue is diesel particulate from container traffic on Hwy 21 and chemical fallout from neighboring industrial tenants, which can soften standard TPO formulations over time. We spec chemical-resistant TPO grades on parcels directly downwind of fueling, paint, or solvent operations, and we flag rooftop HVAC condensate and process-water runoff during every scheduled inspection.

Both, on most 31408 warehouses we touch. Primary internal roof drains carry the design rainfall load — sized off the 48-inch annual local rainfall — and overflow scuppers act as relief at the parapet to prevent pond depth from exceeding deck deflection limits during a tropical-system event. We re-set drain bowls with new clamping rings during membrane work, add tapered polyiso for positive slope, and install scuppers wherever the existing relief is undersized for IBC overflow code.

Yes. On a structurally sound flat roof we apply silicone restoration coatings, typically $2-$5 per sq ft, which extend service life without a full tear-off. Coatings are our go-to for parapet-bound retrofits where membrane termination upgrades aren't feasible. We pair them with 5-year inspection cycles per square so facilities managers can budget recoats before a tear-off becomes unavoidable.