Source: U.S. Department of Energy, Guide to Cool Roofs.
The main types of commercial roofing are single-ply membranes (TPO, PVC and EPDM), asphalt-based multi-ply roofs (modified bitumen and built-up roofing), metal roofs, and fluid-applied coatings that restore an existing roof. Most commercial buildings in Central Florida have a low-slope roof, which the U.S. Department of Energy defines as a pitch of 2:12 or less, so the choice is mostly between these systems rather than shingle or tile. The right one depends on the deck, the rooftop equipment, foot traffic, what the roof is exposed to and how long you plan to hold the building.
This guide explains each type of commercial roofing in plain terms: what it is, where it works, where it fails and how it handles Orlando heat and rain. For how we inspect, scope and replace a roof on an occupied building, see our commercial roofing page.
Single-ply membranes: TPO, PVC and EPDM
A single-ply roof is one layer of flexible membrane laid over insulation and a cover board, then fastened, glued or weighted down. It is the most common family on new low-slope roofs, and the three main sheets behave quite differently.
TPO
TPO (thermoplastic polyolefin) is usually white and joined with hot air, which fuses the seams into one piece. The membrane typically runs 45 to 80 mils thick. Its reflective surface keeps rooftop temperatures down, and its cost fits most budgets.
Almost every TPO failure we are called to traces to installation: cold seam welds, unwelded flashing at curbs and pipes, and punctures around equipment with no walk pad. Our TPO roofing page goes deeper on attachment and inspection.
PVC
PVC is also a heat-welded thermoplastic sheet, with the longer track record of the two. This Old House notes that PVC has been in use for decades, while TPO is newer. PVC's advantage is chemical resistance: it shrugs off the grease and oils that break down other membranes, which makes it the right call over restaurant kitchens and processing plants. See PVC roofing.
EPDM
EPDM is a synthetic rubber membrane, usually black, with seams joined by tape or adhesive rather than heat. This Old House (updated June 5, 2026) puts EPDM at around 30 years of life against 15 to 30 for TPO. The catch in Florida is color: a black roof absorbs the sun a white one reflects, and that heat ends up in the building below.
Modified bitumen and built-up roofs
Modified bitumen is multi-ply asphalt roofing, laid in layers with a thick, granulated cap sheet on top. It is tough, repairable and stands up to foot traffic, which is why it suits roofs that get walked on by service crews. It is not the right fit everywhere. Our modified bitumen page covers where it earns its place.
Built-up roofing is the older tar-and-gravel system that modified bitumen replaced: alternating layers of asphalt and felt with gravel on top. You will still find it on older buildings around Orlando. When a built-up roof reaches the end of its life, the replacement is usually one of the systems above rather than another built-up roof.
Metal roofing on commercial buildings
Standing seam and panel metal roofs suit churches, schools and commercial buildings with enough slope to shed water. Metal has a long service life, handles wind well when it is engineered for it, and can often be retrofit over an existing structure rather than requiring a full tear-off. It costs more up front than a membrane.
On a truly flat roof, metal is usually the wrong answer; it needs slope. See commercial metal roofing.
Roof coatings: restoration, not a new roof
A fluid-applied silicone or acrylic coating goes over an existing membrane that is still sound. It seals minor leaks, adds a reflective surface and can add years at a fraction of a replacement.
It is the wrong answer when the insulation is wet or the deck is compromised, because the coating seals the wet material in. Whether a roof is a coating candidate is a survey question, not a sales one. See roof coatings.
Commercial roofing types compared
| Type | Best fit | Watch for |
|---|---|---|
| TPO | Most low-slope roofs; reflective, cost-effective | Seam welds and flashing quality |
| PVC | Kitchens, processing, grease and chemical exposure | Higher cost than TPO |
| EPDM | Flexible, tolerant of movement | Black surface absorbs heat; taped seams |
| Modified bitumen | Roofs with regular foot traffic | Not the right fit on every roof |
| Metal | Sloped commercial roofs, churches, schools | Needs slope; higher up-front cost |
| Coating | A sound roof aging from UV and minor leaks | Never over wet insulation |
What is the most common type of commercial roofing?
On new low-slope commercial roofs in Central Florida, TPO. It combines welded seams, a reflective surface and a cost that fits most budgets, and the Department of Energy's guide notes that cool roof products dominate the commercial roofing market in warm and hot climates. Most common is not the same as right for every building, though. A restaurant roof with grease exhaust belongs in PVC, a roof that sees daily foot traffic may be better served by modified bitumen, and a sound older roof may only need a coating.
On cooling, the Department of Energy says a cool roof in a warm or hot climate can cut the annual air-conditioning energy of a single-story building by up to 15%, and that it is rarely economical to replace a mechanically sound roof just to make it more reflective. In other words, reflectivity is a reason to choose a white system when the roof is due anyway, not a reason to tear off a working one.
How to choose for your building
Low-slope roofs here take a specific kind of punishment: intense UV, daily summer downpours that find any drainage that is not working, and dozens of penetrations on a typical retail center or medical office. We start every project with a site walk and photographs of everything we find, because the right system depends on what is already up there:
- The deck type and condition, and whether the insulation is wet
- How many existing roofs are in place, which decides whether a re-cover is allowed
- Rooftop equipment, grease exhaust and how often service crews walk the roof
- Drainage, ponding and whether tapered insulation is needed to build slope
- How long you plan to hold the building and how the budget cycle works
From there you get a written scope with real line items, the options laid out, and a timeline, phased across budget years if the whole roof does not fit in one. We work on retail centers, schools, industrial and office parks, HOA and condominium buildings, medical offices and churches across Orlando, Kissimmee and the surrounding area. To find out which type of commercial roofing fits your building, see our commercial roofing services or schedule an inspection.