Quick Answer: In Cleveland’s climate, the best commercial roof options are silicone coatings (for roofs in decent shape), spray foam (for built-up or gravel roofs), or full replacement (for roofs with severe moisture or structural damage).
If you manage or own a commercial building in Northeast Ohio, you know your roof takes a beating. Between lake-effect snow, freeze-thaw cycles, and humid summers, commercial roofs around Cleveland face constant stress.
If your building’s roof is leaking or very old, you’re probably wondering: What are my options?
The good news is that replacing your roof isn’t always your only choice.
In fact, we hate replacing roofs. Sometimes it’s unavoidable, but in many cases, it’s cost-effective to install “something” over top and minimize tear-off.
Today, property managers in places like Cleveland, Chagrin Falls, Mentor, and Strongsville have several cost-effective restoration options depending on their existing roof type and condition.
Common Commercial Roof Types Around Cleveland
Before talking about options, let’s look at what’s already on most commercial buildings in Northeast Ohio:
- TPO and EPDM: Common single-ply membranes used on flat or low-slope roofs.
- Gravel-Built-Up Roofs (BUR): Older buildings often have these heavy, layered roofs that hold up well but can be hard to maintain and to detect where leaks are occuring.
- Modified Bitumen: Popular in the ’90s and early 2000s for small to mid-sized buildings.
- Metal Roofing: Common on warehouses and industrial facilities.
Each of these roof types reacts differently to Cleveland’s weather — and that determines whether restoration or replacement makes sense.
Your Options for a Commercial Roof in Cleveland
1. Silicone Roof Coating System
(Best for TPO, EPDM, or Metal roofs in decent-to-good condition)
If your roof’s seams are in decent shape, there’s been at least annual maintenance, and there’s less than 25% wet insulation, a silicone coating system can restore it without a tear-off.
The coating is applied in liquid form and cures into a seamless, waterproof membrane.
Benefits:
- The cheapest roofing system available – roughly $3.50 – $7.50 per square foot. Many variables influence cost.
- The absolute minimum tear-off (If any). Only wet or damaged materials are removed and replaced.
- Covers microscopic openings
- Can be used to manipulate the slope to stop ponding water
- Reflective surface lowers energy bills
- Creates a seamless membrane. Most leaks occur due to loss of seam adhesion. With no seams, this leaking variable is eliminated.
- Renewable 10-20-year warranty
2. Spray Polyurethane Foam Roofing
(Best for Gravel or Built-Up Roofs)
Spray foam roofing is one of the best options for older office buildings with gravel or built-up roofs, which are common across Cleveland suburbs like Bedford Heights and Parma.
The foam is sprayed directly over the existing roof (not loose gravel; after it’s removed, you can apply foam to the grainy, unlevel surface). The foam expands to create a new insulated layer. Then, it’s coated with a protective silicone topcoat.
Benefits:
- Adds the best R-value available (6.5 per inch of thickness), which lowers energy costs
- Fully adheres to grainy surfaces
- Eliminates seams (where leaks occur most often)
- Minimal tear-off occurs
- Can be re-coated and renewed every 10–20 years
Best for: Older, rough-surfaced roofs that are difficult or expensive to tear off. The more penetrations, the more spray foam is cost-effective versus traditional installations. Because spray foam is fluid-applied, it can be installed around every pipe, drain, HVAC unit, curb, etc., without stopping, unlike traditional roofing systems, which require extra steps (like cutting and applying sealants) to become watertight.
NOTE: Keep in mind that per building code, two is the maximum number of roofing systems that a commercial roof can have. Installing spray foam over an existing roof would add another system. If there’s only one roofing system, you have nothing to worry about. If you have two, you might need to remove at least one complete roofing system before installing spray foam.
3. Full Roof Replacement
(Best for Severely Damaged Roofs)
If 25% or more of the roof’s insulation is wet or your deck is failing, a tear-off and full replacement might be your only option. In this case, any roofing system is an option. It would be best to get quotes for TPO, Metal, and Spray Foam, as these are the most popular roofing systems offered today.
Best for: Roofs with excessive trapped moisture, ripped wide-open seams, structural issues, or multiple failed repairs.
Cleveland Weather and Roof Performance
Cleveland’s climate makes roof performance especially critical:
- Freeze-thaw cycles cause cracks and seam separation.
- Lake-effect snow can lead to ponding water and extra weight.
- Summer humidity and UV exposure shorten membrane lifespan.
That’s why restoration options like silicone coatings and spray foam systems are so effective here — they seal existing roofs against moisture and movement without the disruption of a tear-off.
What’s unique about Cleveland weather is that we get all 4 seasons. Your roof needs to perform in the heat and the snow, which is unlike many areas of the country.
In fact, when we install a coating, one would think it’s always the color white to maximize the sun’s reflectivity. In actuality, we frequently use a light grey topcoat.
The reason is to have some reflectivity (versus a black roof), while retaining some heat in the Fall/Winter.
Local Example: Office Building Roof in Solon
Valtronics reached out about their office building in Solon. Their existing smooth modified bitumen roof was close to failing.
As a manufacturer of medical devices, a speck of dust….let alone rain from a leaking roof, would greatly interrupt business.
After evaluating the roof, our team determined it was a great candidate for a hybrid system (a combination of spray foam and a coating system). We installed foam around their penetrations and installed coatings-only over the rest of the roof.
The result? A watertight, energy-efficient roof that cost 50% less than replacement — and came with a 15-year, renewable warranty.
NOTE: The “cost less” statement is only based on the money spent on the operation of restoration versus replacement. It does not include business interruption if a complete tear-off would occur.
Here’s the link to Valtronic’s project profile. It’s filled with before/after photos, scope of work, background info, etc.
There are over 20 project profiles on commercial roofing projects on our website, where you can view the scope of work and photos of before, in-progress, and finished work.
Next Steps: Get a Roof Evaluation in Northeast Ohio
If your office building or commercial property in the Cleveland area has an aging roof, you have options. The best way to know what’s possible is through a professional roof evaluation.
At West Roofing Systems, we’ll inspect your roof, document the condition, and determine whether restoration or replacement makes the most sense.
👉 Schedule your free commercial roof evaluation and find out which system is right for your building.
