Commercial Roofing Across the Greater Seattle Area
Commercial roofing across the Greater Seattle area for property managers and building owners: leak repair, membrane roof replacement and the details that keep a flat roof dry.
- Every leak is traced to its entry point before we price a patch or a new roof.
- Tear off, hoisting and odor heavy work planned around tenants, after hours or on weekends if needed.
- Licensed, bonded and insured under WA license VOLCABI792C6.
By appointment. Limited start dates.
- Over 200 projects
- 4.9 on Google
- 20+ years of experience
- WA license VOLCABI792C6
Trusted to build for
Roofs over tenants, residents and inventory
A commercial roof protects someone else's business or home, which changes how repair and replacement have to be planned.
Property managers
A ceiling stain in one suite often traces to a seam, drain or curb above another tenant. You need the source found, the fix documented and a straight answer on whether the roof needs a budget line.
Building owners
When a roof nears the end of its life, the choice between repair, recover and replacement drives cost, permits and insulation. You want those options in writing before committing capital.
Facility managers
The building stays open during the work. Crane picks, dumpsters, fumes and noise are sequenced so entrances stay usable and the space below stays dry each night.
Commercial roofing in the Greater Seattle area: what we handle
Low slope membrane roofs and pitched roofs on commercial, retail and multifamily buildings, from a single leak to a full tear off.
Commercial roof repair
Leak tracing from the ceiling up: open seams, punctures, split flashing, clogged drains and failed sealant at penetrations, repaired to match the existing roof.
Membrane roofs
Single ply TPO and PVC, and modified bitumen, the common low slope roof types, with seams and details suited to the membrane in place.
Flat roof replacement and recover
Tear off to the deck with damaged sheathing replaced, or a recover over the existing roof where its condition allows, with new insulation priced in when the energy code calls for it.
Flashing, parapets and edges
Base and counter flashing at walls, parapet caps, coping and edge metal, the transitions where leaks tend to start.
Drains, scuppers and gutters
Resetting roof drains, rebuilding scuppers and replacing gutters and downspouts so water leaves the roof instead of ponding.
Rooftop equipment curbs
Curbs, pipe boots and penetrations around rooftop units, exhaust fans and vents, flashed into the new roof, with licensed mechanical trades moving and resetting the equipment.
For houses, see Roofing Contractors Across the Greater Seattle Area. Related: Facility Maintenance & Repairs Across the Greater Seattle Area, Commercial Painting Across the Greater Seattle Area, Multi-Unit & Mixed-Use Across the Greater Seattle Area and Commercial Construction Across the Greater Seattle Area. In Bellevue, see Commercial Roofing in Bellevue.
Reroofing an occupied building, step by step
Most commercial roofs are replaced over people working, shopping or living below, so the job is planned around them and the weather.
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Roof survey and written options
We walk the roof and the ceilings below, photograph drains, seams, flashing and curbs, check the deck and insulation, and send a written scope separating repair from replacement.
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Staging and protection plan
Hoisting, material staging, protected entrances, rooftop unit shutdowns and any after hours tasks are agreed with you first, and each section opened during the day is made watertight before the crew leaves.
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Close out with photos
You receive photos of flashing, drains and curbs taken before they are covered, the permit record where one was needed, and an invoice matched to the approved scope.
Reroofing permits and energy code for commercial roofs
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The Seattle rule
A new roof cover usually needs a reroofing permit
Seattle Building Code 106.2 exempts a roof recover over the existing covering, and a roof replacement that exposes less than 500 square feet of roof sheathing or insulation in any six month period. Replacing sheathing of any size, or any structural change, needs a permit.
What we doOur written scope states whether your roof needs the reroofing permit, and we apply for it before any tear off starts.
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The Bellevue rule
Two sheets of sheathing is the line
Bellevue lets a commercial roof replacement go ahead without a building permit only when the repaired or replaced substrate is limited to two 4 by 8 foot sheets. A recover needs no permit unless the new layer adds more than 5 percent to the total roof weight.
What we doIf more sheathing proves damaged once the old roof is off, we pause that area and apply for the permit before closing it in.
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The energy code rule
Replacement can trigger new insulation
Under Energy Code section C503.3.1, a roof replacement where the old insulation sits entirely above the deck, or where there is none, must meet the insulation level for new construction, and the roof's R-value may never be reduced. A recover is exempt.
What we doWe confirm where the existing insulation sits during the survey and include any insulation the code requires in the replacement price.
Washington rule WAC 296-880-20005 requires fall protection where workers face a drop of four feet or more, six feet for roofing work on a low pitched roof (WAC 296-880-30005), and requires skylights to be guarded, so roof edges and skylights are protected before work begins. On multi-unit residential buildings, Bellevue notes RCW 64.55 can add building enclosure documents and an inspection to the permit.
Why property teams bring us their roofs
Things you can verify before you sign a roofing scope.
Registered with Washington L&I
RCW 18.27.020 makes it a gross misdemeanor to work unregistered or to use an unregistered subcontractor. Our registration, VOLCABI792C6, shows on the L&I Verify tool.
Roof and interior under one contract
As a general contractor we can repair the roof and then rebuild the wet ceiling tiles, drywall and finishes below it on one schedule.
Vendor paperwork ready
Licensed, bonded and insured. We provide the certificate of insurance, W-9 and license details your vendor onboarding asks for.
Setting us up as a vendor? Read Vendor Compliance, Licensing & Insurance.
Our workmanship warranty
- 2 years standard. Our installation and labor are covered for 2 years from substantial completion.
- Up to 5 years. You can extend the workmanship coverage up to 5 years for an added charge, set in your contract.
- Not transferable. Coverage stays with the client who signed the contract and does not pass to a new owner.
- Materials. Materials, finish materials included, carry the manufacturer's or supplier's warranty, and we help you file a claim.
Commercial roofing questions
What does commercial roofing in the Greater Seattle area include?
Repair and replacement of low slope and pitched roofs on commercial and multifamily buildings: leaks, TPO, PVC and modified bitumen membranes, flashing, drains, scuppers, equipment curbs and insulation, in Seattle and on the Eastside.
Does a flat roof replacement in Seattle need a permit?
Usually, yes. Seattle Building Code 106.2 exempts only a recover over the existing roof, or a replacement that exposes less than 500 square feet of sheathing or insulation in any six month period, and replacing sheathing of any size always needs a permit. See the SDCI roof replacement affidavit.
Can a new roof be installed over the old one?
Sometimes. A recover over the existing covering is exempt from permit in Seattle and in Bellevue, where the added layer must not raise the roof weight by more than 5 percent, and the energy code does not require new insulation for a recover. Whether your roof qualifies depends on the condition of the existing roof and deck.
Will a commercial roof replacement require more insulation?
It can. When the existing insulation is entirely above the deck, or there is none, Energy Code section C503.3.1 requires the replacement to meet the insulation level for new construction, and the R-value can never go down. See the Bellevue roofing permit guidance.
Can the building stay open while the roof is replaced?
Yes, in most cases. Hoisting, staging and protected entrances are agreed with you in advance, noisy or odor heavy tasks can move to evenings or weekends, and each section opened during the day is made watertight before the crew leaves.
What happens to rooftop units during a reroof?
Licensed mechanical trades disconnect, lift and reset rooftop units where the roof beneath them is replaced, and we flash their curbs into the new membrane. Shutdowns are scheduled with your facility team in advance.
Request a commercial roofing assessment
Four quick steps. Tell us about your project and we’ll reach out to discuss it and see if we’re the right fit.