ProTecht Exteriors
GIBRALTAR COMMERCIAL ROOFING REPLACEMENT
Protecht Exteriors
Where Technology and Construction meet
Commercial Roof Replacement in Gibraltar, Michigan
EPDM · TPO · Modified Bitumen · Standing Seam · Corrugated Metal · R-30 Code Compliant · City of Gibraltar
Protecht Exteriors handles all five major commercial roofing systems — EPDM, TPO, modified bitumen, standing seam metal, and corrugated metal — and specifies the correct one for each building rather than defaulting to whatever is fastest to install. Gibraltar is a small city — roughly one square mile — with a limited commercial inventory primarily along Gibraltar Road and in the small business corridor near the city center. Most of Gibraltar's commercial buildings are small-format: neighborhood service, automotive, small retail, and the marina and recreation-support businesses associated with the canal and Detroit River waterfront. The defining factor for every Gibraltar commercial roof is the canal humidity: permanently elevated ambient moisture at every roofline in the city from the five-plus miles of canals accelerates sealant, adhesive, and membrane aging faster than any other community in the service territory. Every system specification in Gibraltar must account for this humidity accelerant. Every commercial replacement in Gibraltar is built on two staggered layers of 3-inch polyiso insulation meeting Michigan's R-30 Climate Zone 5 code requirement, with a cover board, all flashings, and permits pulled through City of Gibraltar. Our office is minutes from our Flat Rock office at Gibraltar's northern border. The assessment is free and the written scope is delivered before any commitment is required.
The R-30 Insulation Requirement — What It Means for Commercial Roof Replacement in Gibraltar
Climate Zone 5 · ASHRAE 90.1-2022 · Two Layers Polyiso · Staggered Joints · Cover Board Required
Michigan adopted the 2021 IBC effective January 1, 2024, and references ASHRAE 90.1-2022 for commercial energy compliance. Southeast Michigan — including Gibraltar — is Climate Zone 5 under the IECC and ASHRAE classification system. For insulation installed entirely above the roof deck, the minimum R-value in Climate Zone 5 is R-30. This is the code floor for low-slope commercial roofs — not a recommendation, but the legal minimum. A commercial roof replacement that tears off to the structural deck is treated as an alteration under ASHRAE 90.1-2022 and must meet the R-30 minimum. Most of Gibraltar's older commercial buildings were originally built with R-12 to R-18 insulation — well below that floor.
Polyisocyanurate — polyiso or ISO board — is the dominant insulation material for low-slope commercial roofing in Michigan because it delivers the highest R-value per inch of any rigid board insulation: approximately R-6.0 to R-6.5 per inch on a Long Term Thermal Resistance (LTTR) basis. A single 3-inch polyiso board delivers approximately R-18 to R-19.5. Two 3-inch boards installed in staggered layers deliver approximately R-36 to R-39 — comfortably above the R-30 code minimum and approaching the higher performance targets that future-proof the building against tightening standards. This is why Protecht specifies two staggered layers of 3-inch polyiso as the standard above-deck assembly on every Gibraltar commercial replacement.
The reason for two layers rather than a single thick board is thermal bridging. A single polyiso board has an uninterrupted joint at every board edge — a thermal weak point that reduces the installed R-value below the label R-value in the field. Two layers installed perpendicular with joints offset eliminate this bridge: every joint in the bottom layer is covered by solid board in the top layer. The National Roofing Contractors Association's 2023 manual endorses multi-layer installation as standard practice. Staggered joints also improve dimensional stability of the insulation system over the membrane's service life.
Above the polyiso layers, a half-inch high-density cover board provides the finished substrate for the membrane. Cover boards protect the soft polyiso from point loads during installation and service, improve hail resistance of the system, enhance membrane adhesion, and add approximately R-2.5 to the assembly. ASHRAE 90.1-2022 also requires a continuous air barrier in commercial building envelopes — in a low-slope roof assembly, this is achieved through taped insulation joints and the self-adhered underlayment or air barrier membrane beneath the insulation, with all joints, penetrations, and roof-to-wall transitions detailed for air leakage control.
The Code-Compliant Assembly — Climate Zone 5, Bottom to Top
Every commercial replacement Protecht installs in Gibraltar uses this above-deck assembly as the standard starting point. Variations are specified for individual building conditions.
- Structural deckSteel, concrete, or wood — condition assessed and documented before any materials are installed. Corrosion, delamination, and section damage found during tear-off are priced and addressed before re-roofing.
- Vapor retarder (where required)Specified based on building occupancy, HVAC conditions, and ASHRAE 90.1-2022 requirements for Climate Zone 5.
- First layer: 3-inch polyiso (~R-18.5)Mechanically attached or adhered; boards staggered in both directions to eliminate aligned joints.
- Second layer: 3-inch polyiso (~R-18.5)Installed perpendicular to first layer; joints offset minimum half-board. Combined assembly: approximately R-37 — exceeds R-30 code minimum.
- ½-inch high-density cover board (~R-2.5)Final substrate for membrane attachment; point-load protection; hail resistance improvement; enhances membrane adhesion.
- Total above-deck assembly: ~R-39.5Code compliant and performance-optimized for Michigan's Climate Zone 5 heating and cooling loads.
- Membrane: TPO, EPDM, mod bit, or metalSpecified for the building type, use, and performance goals identified during the written assessment.
- All flashings, edge metal, copings, and penetrationsInstalled to NRCA and manufacturer specification — the details that determine 25-year performance, not just Day 1 waterproofing.
Replacement vs. Recover — When the R-30 Code Applies
Not every commercial roofing job triggers the full R-30 requirement. Here's the distinction that determines scope.
- Full replacement (tear-off to deck)ASHRAE 90.1-2022 treats this as an alteration — R-30 minimum applies. All existing insulation removed and replaced with code-compliant polyiso assembly.
- Recover (new membrane over existing)When existing insulation is dry, sound, and provides adequate R-value, a recover adds new membrane without removing the existing assembly. R-30 compliance relies on existing insulation — Protecht verifies with core cuts before specifying.
- Core cuts determine the pathProtecht cuts cores through existing assemblies to verify insulation moisture content and deck condition. Wet insulation found during assessment is removed and replaced — never buried under a new membrane.
- Tapered insulation for drainageBuildings in Gibraltar with inadequate slope (less than ¼:12) require tapered polyiso to achieve positive drainage. Ponding water is the #1 accelerant of membrane aging — Protecht addresses slope deficiencies when the survey identifies ponding zones.
Five Commercial Roofing Systems — The Right One for Your Gibraltar Building
No Universal Best System — the Correct Specification Depends on Building Type, Use, Budget, and Performance Goals
Protecht installs all five major commercial roofing systems and does not default to one regardless of fit. The system specification starts with the building: roof size and geometry, occupancy type, budget, energy performance goals, drainage condition, and expected service life. The written scope includes the system recommendation with the specific rationale for why that system was selected for your building.
TPO
Most Common Michigan Flat-Roof SpecificationSingle-ply thermoplastic membrane with heat-welded seams — the strongest seam type in commercial roofing. White reflective surface reduces cooling loads. 40% of installed U.S. commercial roofing. Current-generation 60-mil TPO from major manufacturers (Firestone, Carlisle, GAF, Johns Manville) is a fundamentally more reliable product than the early-generation TPO failures of the 1990s.
EPDM
60-Year Track Record · Large Roof EconomicsSynthetic rubber membrane — the most field-tested commercial roofing system on the planet, with installations from the 1970s still in service. Roll widths up to 50 feet minimize seams on large simple roofs. Proven cold-weather flexibility for Michigan's full temperature range. The seam maintenance program is the primary ownership responsibility.
Modified Bitumen
Multi-Ply Redundancy · High Penetration DensityTwo-ply SBS-modified asphalt system — evolved from traditional BUR with rubber polymer modification for cold-climate flexibility. Multiple independent layers mean penetration of all layers is required before water reaches the deck. Granular cap sheet surface resists hail impact and documents storm events. Torch-applied SBS is the standard Michigan specification — APP less suitable for cold-climate flexibility.
Standing Seam Metal
40–70 Year Lifespan · No Exposed Fasteners · Solar-ReadyVertical panels with concealed clips — fasteners never penetrate the roof surface. No exposed fastener gaskets means no gasket failure mode that drives corrugated metal maintenance costs. Panels float on clips, accommodating Michigan's 150°F seasonal temperature swing without panel stress. Ideal solar substrate — panels clamp directly to raised seams without drilling. 24-gauge Galvalume standard for Michigan commercial work.
Corrugated Metal
Budget Metal · Agricultural & Secondary StructuresExposed fastener panels — lowest-cost metal roofing. The honest trade-off: thousands of screws penetrate the roof surface, and each gasket is a potential leak point as it ages from UV exposure and thermal cycling. Regular inspection every 3 to 5 years to identify loose or failed fasteners is not optional maintenance — it is what keeps the system performing. Appropriate where first cost dominates and the exposed fastener trade-off is acceptable.
Why Commercial Roof Replacement Starts With a Written Assessment, Not a Price
Core Cuts · Structural Deck Condition · Drainage Survey · Penetration Inventory · Written Scope Before Commitment
Roof Survey and Documentation
A commercial proposal without a physical survey is a guess. Protecht conducts a full visual inspection of all roof planes and parapets, photographic documentation of all conditions found, structural deck assessment for rust and delamination, drainage adequacy evaluation to identify ponding zones requiring tapered insulation, and a complete inventory of all penetrations, HVAC curbs, and equipment requiring re-flashing. Everything found during the survey is documented before the written scope is issued. No surprises on the job.
Core Cuts and Insulation Moisture Assessment
The most important diagnostic step on any commercial replacement or recover evaluation. Protecht cuts cores through the existing assembly at multiple representative locations to verify insulation moisture content, confirm existing insulation R-value, and assess deck condition beneath the insulation. Wet insulation found during assessment is removed and replaced — never buried under a new membrane. Wet insulation trapped under a new roof corrodes steel decks and degrades insulation R-value over time. Core cuts determine whether the job is a recover or full replacement.
System Specification and Written Scope
After the survey, Protecht produces a written scope that includes: recommended system type with rationale specific to your Gibraltar building; insulation assembly specification meeting R-30 Climate Zone 5 minimum; all flashing and edge metal details; drainage improvements required; deck repair scope identified during survey; and specific material specifications by manufacturer and product. This document is the basis for the written estimate. No verbal commitments, no vague allowances, no scope surprises at the invoice.
Permit and Warranty Documentation
Commercial permits are pulled before any work begins. The permit application documents the insulation R-value, system type, and code compliance path for City of Gibraltar. After completion, Protecht provides the signed-off permit, manufacturer warranty documentation (with NDL warranty registration where applicable), a completion report with as-built photos, and required building envelope documentation for the owner's records. A Gibraltar commercial building with documented code-compliant roofing in its file is a different asset than one without.
Gibraltar's Commercial Building Stock — What We See and What It Needs
Gibraltar's small commercial stock and canal humidity environment favor EPDM or ...
Gibraltar is a small city — roughly one square mile — with a limited commercial inventory primarily along Gibraltar Road and in the small business corridor near the city center. Most of Gibraltar's commercial buildings are small-format: neighborhood service, automotive, small retail, and the marina and recreation-support businesses associated with the canal and Detroit River waterfront. The defining factor for every Gibraltar commercial roof is the canal humidity: permanently elevated ambient moisture at every roofline in the city from the five-plus miles of canals accelerates sealant, adhesive, and membrane aging faster than any other community in the service territory. Every system specification in Gibraltar must account for this humidity accelerant.
Gibraltar's small commercial stock and canal humidity environment favor EPDM or 60-mil TPO with fully adhered or conservative mechanically attached specifications. The marina and waterfront-adjacent commercial buildings have the most extreme humidity exposure in the service territory — the canal environment's effect on adhesive bonding and membrane component aging is factored into every system recommendation. Corrugated metal is appropriate for storage structures near the marinas where the exposed fastener trade-off is acceptable. Protecht's commercial assessments in Gibraltar routinely find: insulation below the R-30 code minimum on pre-2000 buildings (R-12 to R-18 is common on 1970s and 1980s commercial stock); wet insulation from years of slow seam or penetration leaks that a new membrane would simply bury without core cut verification; corroded steel deck beneath older BUR systems that has been hidden by the existing membrane; and drainage deficiencies where decades of thermal cycling and settling have created ponding zones that accelerate membrane aging. None of these conditions are unusual in Gibraltar's commercial inventory — they are the reasons the assessment and core cut process exists before any scope is committed.
The commercial roofing decision for a Gibraltar building owner comes down to the right system, specified correctly for the building, installed to code, and backed by documentation that protects the asset. Protecht does not have a preferred system that gets recommended regardless of fit. The written scope from the assessment is the starting point — and it is produced before any commitment is required.
Gibraltar Commercial Corridors & Districts
What Protecht Finds on Gibraltar Commercial Assessments
These are the most common findings on Gibraltar commercial roof assessments — conditions that affect system selection, scope, and cost that cannot be identified without a physical inspection and core cuts.
- Sub-code insulation — R-12 to R-18 on older stockMost Gibraltar commercial buildings built before 2000 have insulation well below the current R-30 code minimum. Full replacement triggers the upgrade requirement. The polyiso insulation upgrade is a real cost but also a real energy performance investment for buildings that may run HVAC year-round.
- Wet insulation from slow penetration leaksHVAC curbs, pipe boots, and field seams are the most common slow-leak sources. Years of small amounts of water wicking into insulation create moisture content that is invisible on the surface but catastrophic when buried under a new membrane. Core cuts find this before it becomes the next contractor's problem.
- Corroded steel deck beneath BUR and mod bitOriginal 1970s and 1980s BUR systems over steel decks frequently show rust when the membrane is removed. The extent of deck corrosion determines whether section repair or deck replacement is required before re-roofing — a scope item that must be documented before work begins, not discovered mid-job.
- Drainage deficiencies creating ponding zonesDecades of thermal cycling and structural settling create low spots where water ponds after rain. Ponding water is the #1 accelerant of membrane aging on Gibraltar commercial roofs — it accelerates UV degradation, chemical attack, and seam stress simultaneously. Tapered insulation is the solution; ignoring it is the shortcut that produces a replacement conversation 8 years into a 25-year roof system.
- Failed flashings and penetration sealsEvery HVAC curb, pipe boot, drain, and parapet termination is a potential failure point. On older Gibraltar commercial buildings, original flashings are commonly at or past end of service life regardless of membrane condition. The written scope includes every flashing and penetration detail — not just the field membrane.
What Commercial Roof Replacement Costs in Gibraltar — and What the Timeline Looks Like
$6.50 to $14.00 per square foot installed; Gibraltar's small commercial buildings typically run $18,000 to $55,000 depending on size and system; the canal environment may add scope for moisture-compromised decking on older buildings. The primary cost drivers are system type, existing deck condition, insulation upgrade scope required to reach R-30, number of mechanical penetrations and HVAC curbs requiring re-flashing, drainage improvement scope, and parapet and edge metal complexity.
The insulation upgrade from a pre-code R-12 to R-18 assembly to the R-30 minimum is not optional on a full tear-off replacement — it is a code requirement. But it is also a genuine performance investment. The energy cost savings from R-30 versus R-12 insulation in a Climate Zone 5 commercial building that conditions space year-round are meaningful over a 25-year membrane service life. The annual energy savings partly offset the insulation material cost over time, particularly on larger heated and cooled buildings.
Most Gibraltar commercial replacements complete in 2 to 5 business days for mid-size buildings; larger industrial roofs may require 1 to 2 weeks. Permits are pulled before any work begins. Work can be phased on occupied buildings to limit disruption to tenants. Protecht coordinates access and staging around business operations where required. A complete written schedule is provided before mobilization.
Commercial Replacement Cost Ranges — Gibraltar
These ranges are representative. The only accurate number is a written scope after physical assessment and core cuts. Protecht does not quote commercial roofing over the phone.
Serving Gibraltar Commercial Properties — Minutes from our flat rock office at gibraltar's northern border
Protecht Exteriors serves all commercial properties in Gibraltar (48173) for assessment, replacement, repair, and storm damage response. Our Flat Rock office is minutes from our Flat Rock office at Gibraltar's northern border. Commercial assessments are scheduled within 1 to 3 business days of request. All permits are filed with City of Gibraltar.
Protecht holds manufacturer certifications supporting NDL warranty issuance on qualifying commercial installations. Commercial roofing experience spans all building types in the Gibraltar market — from small neighborhood retail to large industrial — with 25-plus years in Southeast Michigan.
Request Your Commercial Roof Assessment in Gibraltar
A commercial replacement decision measured in tens of thousands of dollars starts with an honest physical assessment — not a phone quote. Protecht conducts a written survey of the existing roof system, core cuts to verify insulation condition and deck status, a full drainage evaluation, and a complete penetration inventory. A written scope with system recommendation is delivered before any commitment is required. If the assessment reveals conditions that affect cost — corroded deck, wet insulation, drainage deficiencies — they are in the scope document before work begins, not discovered mid-job.
Here's what happens after you submit:
- We contact you within 1 business day to schedule your Gibraltar commercial assessment
- Physical roof survey with photographic documentation of all conditions
- Core cuts to verify insulation moisture content and deck condition
- Drainage survey — ponding zones requiring tapered insulation identified
- System recommendation with written rationale for your specific building
- R-30 code compliance verified or designed into the replacement scope
- Written estimate with system, insulation, and all flashing scope specified
- City of Gibraltar permit process explained — Protecht handles all filings
What Gibraltar Property Owners Say About Protecht Exteriors
Real reviews from commercial and residential customers across Gibraltar and the region.
Gibraltar, MI Commercial Roof Replacement FAQs
What is the R-30 insulation requirement and does it apply to my Gibraltar commercial building?
Yes. Gibraltar is in Wayne County, Climate Zone 5 under IECC/ASHRAE. Michigan's ASHRAE 90.1-2022 requires R-30 minimum for above-deck insulation on low-slope commercial roofs. Full replacement triggers this requirement. Gibraltar's canal humidity environment adds specific relevance to the insulation assembly specification: well-sealed polyiso with proper vapor management performs meaningfully better in Gibraltar's elevated ambient moisture than in drier inland communities. Protecht's standard assembly installs two staggered layers of 3-inch polyiso (approximately R-37 to R-39) plus cover board, with joint taping and vapor management details appropriate to Gibraltar's canal climate.
Which commercial roofing system is right for my Gibraltar building?
Gibraltar's small commercial stock and extreme canal humidity environment make system selection more conservative than in most cities. The canvas is EPDM or 60-mil TPO — both proven in humid environments. The canal humidity's effect on adhesive bonding means Protecht evaluates attachment method carefully on Gibraltar commercial work: mechanically attached systems avoid the adhesive vulnerability that fully adhered systems can exhibit in permanently elevated humidity. Marina and waterfront-adjacent buildings have the most extreme exposure in the service territory. The written assessment produces the system recommendation specific to your Gibraltar building and its canal proximity.
How long does commercial roof replacement take in Gibraltar?
Most Gibraltar commercial replacements complete in 1 to 3 business days — Gibraltar's commercial buildings are small-format, and the small city footprint means no mobilization complexity. City of Gibraltar building permits typically issue within 3 to 5 business days. Because Protecht is at Gibraltar's northern border, there is no drive time inefficiency on Gibraltar commercial jobs.
What does commercial roof replacement cost in Gibraltar?
Gibraltar commercial replacement typically runs $6.50 to $14.00 per square foot installed. Gibraltar's small commercial buildings typically run $18,000 to $55,000 depending on size and system. The canal environment adds potential scope: moisture-compromised steel decking is more common on older Gibraltar commercial buildings than on comparable inland buildings of the same age, because canal humidity infiltrates through inadequate insulation assemblies over decades. Deck replacement scope discovered during tear-off adds $2 to $6 per square foot for affected areas. The written scope after assessment is the only accurate number.
Does Protecht pull commercial permits in Gibraltar?
Yes. The City of Gibraltar requires a commercial building permit for roof replacement. Protecht handles all City of Gibraltar permit filings. As the contractor physically closest to Gibraltar — our Flat Rock office is at the city's northern border — Protecht is familiar with the City of Gibraltar building department process and the specific requirements for commercial work in a waterfront community. Signed-off permit and warranty documentation delivered at job completion.
Other Roofing Services in Gibraltar, MI
Commercial replacement is one of several services Protecht provides in Gibraltar.
Commercial Roof Repair
For localized commercial roof failures — flashing, HVAC curb perimeters, field seam repairs, drain replacements — when full replacement isn't warranted yet.
View Service →Commercial Storm Damage
Hail and wind damage inspection on Gibraltar commercial buildings. Written documentation for insurance claims. Protecht coordinates directly with commercial property adjusters.
View Service →All Gibraltar Roofing Services
View the full range of residential and commercial roofing services Protecht provides in Gibraltar — replacement, repair, rejuvenation, and storm damage.
All Services →Residential Replacement
For Gibraltar property owners with residential roofing needs alongside commercial. Same written assessment approach, same code compliance standard.
View Service →Your Gibraltar Commercial Roof Replacement Starts With an Honest Assessment — Not a Phone Quote.
Protecht installs all five major commercial roofing systems, specifies the right one for each building, pulls all City of Gibraltar permits, installs two staggered layers of 3-inch polyiso to meet Michigan's R-30 Climate Zone 5 requirement, and delivers manufacturer NDL warranty documentation at completion. A commercial roof replacement is a 20-to-40-year decision. It deserves a written scope, a physical survey with core cuts, and a system recommendation chosen for your building. The assessment is free. The written scope is yours before any commitment.
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