# Commercial Roof Replacement in Texas: Tear-Off, Recover, GAF GoldElite Source: https://arproofing.com/commercial-roofing-contractor/roof-replacement/ Last updated October 2026 Family-owned · Serving Texas A commercial roof replacement in Texas runs $14–$20 per square foot for a full tear-off and $9–$15 to recover a single existing layer. ARP is a GAF GoldElite Commercial contractor; we scope tear-off, recover, and built-up roofing in writing before you commit. Request a free roof inspection & estimate. [Free Inspection & Estimate →](https://arproofing.com/book/) [Call (210) 714-0040](tel:+12107140040) ![Randal and Preston Williams, the father and son behind ARP Roofing & Remodeling](https://arproofing.com/_astro/arp-roofing-randal-preston-williams.F4OKkfk5_Z2cyTWz.webp) Family owned, locally accountable COO & President — the father and son behind ARP ## The proof behind the promise 4.9★ 300+ five-star reviews 5,000+ Completed projects GAF GoldElite Commercial Manufacturer standing UNIFLEX Premier Elite Restoration coatings BBB A+ · CTRCA Member Accountability ### [Tear-Off vs. Recover](https://arproofing.com/commercial-roofing-contractor/roof-replacement/tear-off-vs-recover/) Which method your deck and code allow See Tear-Off vs. Recover → ### [Replacement Cost](https://arproofing.com/commercial-roofing-contractor/roof-replacement/cost/) All-in per-sq-ft ranges by system and size See Replacement Cost → ### [Built-Up Roofing (BUR)](https://arproofing.com/commercial-roofing-contractor/roof-replacement/built-up-roofing/) The gravel-and-asphalt system, layer by layer See Built-Up Roofing (BUR) → ### [Modified Bitumen](https://arproofing.com/commercial-roofing-contractor/roof-replacement/modified-bitumen/) The torch- and roll-applied asphalt workhorse See Modified Bitumen → ### [BUR vs. Mod-Bit](https://arproofing.com/commercial-roofing-contractor/roof-replacement/built-up-roofing-vs-modified-bitumen/) Choosing between the two asphalt systems See BUR vs. Mod-Bit → All Services ## Every Commercial Roof Replacement Path, at a Glance Most property managers inherit a roof they didn't pick and a decision they can't put off. Pick the guide closest to your situation and land on the page that answers it in full. Roof replacement is one part of ARP's [commercial roofing services](https://arproofing.com/commercial-roofing-contractor/). | Guide | What you'll learn | | | --- | --- | --- | | **Tear-Off vs. Recover** | Which method your deck and code allow, and what each one costs | [Compare the two →](https://arproofing.com/commercial-roofing-contractor/roof-replacement/tear-off-vs-recover/) | | **What It Costs** | All-in cost per square foot by system and building size | [See replacement costs →](https://arproofing.com/commercial-roofing-contractor/roof-replacement/cost/) | | **Built-Up Roofing (BUR)** | When a gravel-and-asphalt built-up system is the right replacement | [Read the BUR guide →](https://arproofing.com/commercial-roofing-contractor/roof-replacement/built-up-roofing/) | Not sure which conversation you're in? Start with a site assessment. We measure the roof, cut a core or two, and tell you honestly whether you're replacing, recovering, or nowhere near either yet. Installed Cost ## What Will Your Commercial Roof Replacement Cost in Texas? A commercial roof replacement in Texas runs $14–$20 per square foot for a full tear-off and new system, or $9–$15 per square foot to recover over one existing layer. Final price depends on deck condition, drainage, and roof access. Here's the honest range before you scroll for it. A full **tear-off and replace** (strip the old system, inspect the deck, install a new one) runs $14–$20 per square foot all-in. A **lay-over / recover** over one existing layer runs $9–$15 per square foot all-in. The [International Building Code](https://codes.iccsafe.org/content/IBC2021P1/chapter-15-roof-assemblies-and-rooftop-structures) caps you at two total layers, so a recover only works when a single layer is down and the deck under it is dry. | Replacement method | All-in installed cost | When it fits | | --- | --- | --- | | Full tear-off & replace | $14–$20 / sq ft | Wet or failed deck, two layers already down, or you want a clean-substrate warranty | | Lay-over / recover (one existing layer) | $9–$15 / sq ft | Dry deck, only one existing layer down, tighter capital budget | *Updated September 2026, Texas commercial market pricing.* Your final number depends on the existing roof's condition, the deck substrate, drainage and slope corrections, and how hard the roof is to reach. Per-system membrane pricing (TPO, PVC, EPDM, metal, and coatings each carry their own bands) lives on each system's page, and the full breakdown by building size sits on the commercial roof replacement cost guide. Tear-Off or Recover ## Tear-Off or Recover: Which One Fits Your Building? A recover is faster, cheaper, and less disruptive, when it's honest. A tear-off is the right call when the deck is wet, when two layers are already stacked up there, or when you want a fresh manufacturer warranty on a substrate nobody has to make excuses for. The deciding factor isn't the contractor's preference. It's a core sample and a deck wet-test that show what's actually under the membrane. Get that call wrong and you pay twice: once for a recover that traps moisture, and again for the tear-off you should have done the first time. Get it right and you can add a decade to a roof for a fraction of replacement cost. When Should ## When Should You Replace With Built-Up Roofing? Built-up roofing, the gravel-and-asphalt system you may know as tar-and-gravel, is still a legitimate replacement on low-slope commercial roofs that take foot traffic and need redundancy. It stacks multiple plies for a thick, forgiving membrane, and it's a strong fit where a building already runs BUR and the owner wants the same proven system rebuilt right. It isn't the answer for every roof. Single-ply systems win on weight and reflectivity; coatings win on restoration budgets. Where BUR is the honest recommendation, we'll say so, and where it isn't, we'll point you to the system that fits. ![Finished white TPO membrane on a low-slope commercial warehouse roof in Texas after a full replacement](https://arproofing.com/_astro/commercial-warehouse-white-tpo-flat-roof.DpMu9M8d_Z1W21yK.webp) A completed commercial low-slope replacement, the new system installed clean over a sound, inspected deck. Why This Roof ## Why This Roof Decision Lands on Your Desk A commercial roof replacement is rarely just a roofing problem. It's a capital request you have to justify, a timeline ownership will hold you to, and a document trail the board expects you to produce. That's the part a lot of contractors never account for, and it's exactly the part we build the whole engagement around. ![Preston Williams, President of ARP Roofing](https://arproofing.com/_astro/arp-roofing-preston-williams.D7_6eDTb_Z18cl2t.webp) > Commercial property managers have one thing residential homeowners don't — a boss. When something goes wrong with a roof on their watch, they're the one in the meeting explaining it. We take that seriously. Our job isn't just to fix the roof. It's to make sure you never have to explain a roofing failure to anybody. > > Preston Williams · President, ARP Roofing & Remodeling How Your Replacement ## How Your Replacement Actually Runs You get a documented process, not a mystery. Here's how a replacement moves from first call to final walkthrough: 1. **Assessment and scope.** We walk the roof, cut cores where needed, and hand you a written scope (system, square footage, tear-off or recover, flashing details, drainage corrections, permit handling, and warranty terms) before you sign anything. 2. **Scheduled, phased install.** The crew we deploy and supervise works your building in phases, keeps the parking lot clear, and coordinates around your tenants' hours. Your project manager runs daily check-ins and photo-documents each stage. 3. **Warranty and closeout.** We complete a final walkthrough with you or your facility manager, register the manufacturer warranty in the building's name, and hand over the full photo record for your files. ![Randal Williams, ARP Roofing COO & Senior Roofing Consultant](https://arproofing.com/_astro/arp-roofing-randal-williams.XIeD7i6f_1Tjv4T.webp) > A commercial roof replacement that disrupts tenants isn't a successful project. It's a project that finished. Those are different things. The crew discipline — phasing, after-hours work, the magnetic sweep at the end of every day — is what separates the two. That part never shows up on the bid sheet. > > Randal Williams · COO, ARP Roofing & Remodeling ![ARP crew tearing off an old low-slope commercial roof down to the deck during a phased replacement](https://arproofing.com/_astro/commercial-flat-roof-tearoff-crew.6wWjiX1K_Z2iNKHF.webp) The tear-off phase, where a crew strips the old system so the deck can be inspected before the new roof goes down. What Sets ARP ## What Sets ARP Apart on Commercial Roofs Every claim below survives a document request: a certification, a project count, or a person who signs the work. - **GAF GoldElite Commercial Contractor.** ARP holds GAF's top commercial designation, the single umbrella credential covering GAF's commercial line: EverGuard TPO and PVC single-ply. We're also an Elevate Red Shield Licensed Contractor and a UNIFLEX Premier Elite Contractor. - **Written scope before anyone touches the roof.** You approve the system, square footage, and details on paper first; the scope is how we keep ourselves honest, not a sales tool. - **5,000+ completed projects.** A decade of Texas commercial and residential work, backed by $2M in general liability coverage and A+ BBB accreditation with zero unresolved complaints. - **Registered with all municipalities across our service areas.** Texas doesn't issue a state roofing license; we're properly registered everywhere we work and pull the permit on every job. Who You're Hiring ## Who You're Actually Hiring When you sign a commercial roof contract, you're not hiring a logo. You're hiring the people who show up and the company standing behind the warranty. - **Your estimator and inspector.** They walk the roof, cut the cores, photograph every finding, and write the scope you'll review, not a commissioned door-knocker. - **Your project manager.** One point of contact from contract through warranty registration. They schedule the phased install, pull the permit, run daily check-ins, and answer for the building. - **The crew on your roof.** Field work is performed by vetted installation partners we deploy and supervise, with an ARP project manager inspecting the work at each stage, never a rotating cast nobody vetted. - **The Williams family.** Randal Williams, COO, is a former commercial high-rise field engineer and Xactimate expert with 15+ years in roofing and construction. He has scoped and documented more than $7 million in insurance claim work across Texas, including single commercial claims above $2 million, supporting property managers and building owners through the claims process as the contractor of record. His son Preston Williams, President, signs the warranties and still answers the phone in year ten. Honest Fit Check ## Is ARP the Right Fit for Your Building? We're a strong fit for some property managers and an honest mismatch for others. Here's the straight version. **We're a great fit if you:** - Want a written scope of work before anyone touches the roof, every time - Need photo documentation you can hand to ownership or the board - Want one contractor for repair, replacement, maintenance, and storm response - Are holding the property long-term and want a partner, not a one-time vendor **We're probably not the right fit if you:** - Need the lowest bid in the market, a respected call, but not one we can match - Need work to begin within 24 hours with no inspection or documentation - Manage a building under 1,000 square feet; our minimum scope makes it uneconomical - Have been quoted a price that doesn't allow for proper installation Three Questions ## Three Questions to Ask Any Texas Commercial Roofer Whether you hire ARP or someone else, ask every contractor who quotes your building these three. The answers tell you more than any star rating. **1. "Show me the written scope before I sign anything."** A real contractor hands you a scope with the system spec, square footage, tear-off-vs-recover call, flashing and drainage detail, permit handling, and warranty terms, before any deposit. If they can't produce one, the verbal-promise quote is where the project goes sideways. **2. "Who's my single point of contact, and will I get photo documentation at each stage?"** The company on the invoice should give you one project manager from contract through warranty, plus a photo record at tear-off, mid-install, and final. A contractor who can't name your contact or show how they document the work is telling you how the job will actually run. **3. "What manufacturer warranty do you register in the building's name, and what certification unlocks it?"** Commercial manufacturer warranties require the contractor to hold a current certification and to register the warranty within a defined window. Ask which certification level they hold, what warranty term it unlocks, and when registration happens. Vague answers usually mean the warranty isn't real. - GAF GoldElite Commercial Contractor, umbrella cert for GAF EverGuard TPO/PVC single-ply - Elevate Red Shield Licensed Contractor - UNIFLEX Premier Elite Contractor **Industry Membership:** - BBB A+ Accredited, zero unresolved complaints - CTRCA (Central Texas Roofing Contractors Association) Member Questions that decide the job ## Frequently Asked Questions ### How much does a commercial roof replacement cost in Texas? A commercial roof replacement in Texas runs $14–$20 per square foot for a full tear-off and new system, or $9–$15 per square foot to recover over one existing layer. Your final number depends on deck condition, drainage, and access. ### Should I tear off the old roof or recover over it? It depends on a core sample and a deck wet-test, not the contractor's preference. Recover when a single dry layer is down and code allows it; tear off when the deck is wet, two layers are stacked, or you want a fresh warranty. ### How do I know if I need a full replacement or just a repair? If the leaks are isolated and the membrane still has life, a documented repair usually protects you for years. If cores show trapped moisture, failing seams across the field, or a saturated deck, patching only postpones the replacement. A core-sample assessment tells you which conversation you're actually in. ### Can you replace my roof without shutting down my tenants? Yes. We phase the work, schedule noisy stages around tenant hours where possible, keep the parking lot clear, and run a magnetic sweep at the end of each day. Your project manager coordinates access so the building keeps operating while the roof gets replaced. ### How long does a commercial roof replacement take? Most commercial replacements run one to three weeks, driven by roof size, system type, deck repairs found during tear-off, and weather. You get a projected timeline in the written scope up front, plus daily updates, so ownership hears about any slip from you before it becomes a surprise. ### What roofing systems do you install on commercial buildings? We install TPO and PVC single-ply, EPDM, standing seam and R-panel metal, built-up roofing, modified bitumen, and restoration coatings. As a GAF GoldElite Commercial contractor we install GAF's EverGuard single-ply; the right system depends on your slope, deck, budget, and how long you're holding the building. ### Is built-up roofing still a good replacement option? For many low-slope commercial roofs, yes. Built-up roofing stacks multiple plies for a thick, traffic-tolerant membrane with real redundancy, and it's a strong rebuild where a building already runs BUR. It isn't right for every roof. ### Are you licensed, insured, and certified for commercial work? Texas doesn't issue a state roofing license, so we're registered with all municipalities across our service areas and pull the permit on every job. ARP carries $2M in general liability coverage, holds A+ BBB accreditation, and is a GAF GoldElite Commercial Contractor with 5,000+ completed projects. ## Start with the assessment, not the estimate We look at the roof, document what we find with photographs, and give you the written assessment — whether or not you hire us. Then you decide, on your timeline. [Free Inspection & Estimate](https://arproofing.com/book/) [Call or text (210) 714-0040](tel:+12107140040) ![ARP Roofing emblem](https://arproofing.com/_astro/arp-roofing-logo-mark.DkCqIzKt_t6kXC.webp)