# Commercial Roofing Federal Way WA | TPO, EPDM & Flat Roof | Federal Way Roofing

> TPO, EPDM, and modified bitumen roofing for Federal Way and South King County commercial buildings — new installation, re-cover, repair, and maintenance programs that reduce leak calls.

URL: https://federalwayroofing.net/commercial-roofing/

## Price

$650-$1,150 per roofing square (100 sq ft), TPO/EPDM installed. 2026 national installed-pricing aggregator data (Angi/HomeGuide, $6.50-$11.50/sq ft); full tear-off reroof jobs run toward the higher end of this range, overlay/recover jobs toward the lower end.

## What's included

- On-site roof assessment covering membrane condition, seams, drainage, and penetrations
- A written scope and price identifying whether the job is an overlay, new construction, or full tear-off reroof
- TPO, EPDM, or modified bitumen membrane installation to manufacturer and code wind-uplift spec
- Tapered insulation or drainage correction where standing water is a recurring problem
- Flashing and penetration detail work at every rooftop unit, drain, and wall termination
- Minimal business-disruption scheduling — we work around your operating hours where possible
- A maintenance program option to catch small failures before they become leak calls
- Warranty documentation appropriate to the membrane system installed

## Process

01. **Roof assessment** - We walk the roof, check drainage and ponding, inspect every seam and penetration, and determine whether this is an overlay, new-construction, or full tear-off job.
02. **Written scope and price** - You get a written scope specifying membrane type, insulation, and any drainage correction, with a price broken out by line item.
03. **Installation** - Membrane installed to manufacturer wind-uplift spec for this region, with flashing and penetration detailing done to code.
04. **Final walkthrough and maintenance option** - We walk the finished roof with your facilities team and discuss a maintenance program if ongoing inspection makes sense for your building.

## When it's needed

- Standing water that doesn't drain within 48 hours after rain
- Visible seam separation or membrane punctures
- Recurring leak calls despite previous spot repairs
- Roof is approaching or past its membrane system's expected service life
- Planning a rooftop equipment change and need the roof assessed first
- No current maintenance program and want to get ahead of failures

## FAQ

**How much does commercial TPO roofing cost?**

Installed TPO runs roughly $6.50-$11.50 per square foot nationally in 2026, which converts to about $650-$1,150 per roofing square. An overlay/recover job sits toward the lower end; a full tear-off reroof with new insulation runs toward the higher end. We give you a specific number after the site assessment, not a sight-unseen quote.

**TPO, EPDM, or modified bitumen — which is right for my building?**

It depends on your roof's slope, drainage, rooftop equipment load, and budget. TPO is the most common modern choice for reflectivity and seam-welding; EPDM has a long track record and lower material cost; modified bitumen suits roofs with heavier foot traffic or equipment. See our comparison guide for the full breakdown.

**How often does a commercial flat roof need replacing in this climate?**

PNW's near-daily winter moisture shortens membrane life compared to drier climates if drainage isn't working correctly — a well-maintained TPO or EPDM system still commonly reaches 20-30 years, but standing water and unaddressed seam failures can cut that significantly. A maintenance program catches the issues that shorten roof life before they become replacement-driving problems.

**Can you work around our business hours?**

Yes — we schedule around your operating hours wherever the job allows, and we coordinate directly with your facilities team rather than leaving you to manage the crew.