Flat and low-slope roofing for Bergen County buildings
Commercial Roofing in Bergen County, NJ
A leak on a commercial roof is rarely a mystery. On the flat and low-slope roofs over most small commercial, mixed-use and multifamily buildings in Bergen County, water gets in at the same handful of places: a drain patched over too many times, an open seam, a parapet where the flashing has pulled away, or a low spot that never dries. The hard part is not the repair. It is finding the real source and being honest about whether the roof is worth repairing at all.
- NJ Home Improvement Contractor Registration #13VH11535000, licensed and insured
- 15+ years and 5,000+ projects, serving all of Bergen County
- 5.0 stars from 115 Google reviews
- 20-year workmanship warranty on roof replacement and siding
WHAT WE DO
Flat roof repair and replacement for Bergen County businesses
Most commercial calls come down to water in the wrong place: a stain under a drain, a drip at a parapet wall, a tenant reporting a leak every time it rains. We handle both repair and replacement, so the answer you get is based on the roof, not on which service we happen to sell.
- Flat roof leak repair. We trace the leak to its entry point, cut out the failed material and rebuild it with matching membrane, not a coat of roof cement.
- Roof drains and scuppers. Failed drain assemblies replaced, new clamping rings and strainer domes, re-flashed sumps and rebuilt scuppers.
- Parapet and wall flashing. New base and counter flashing at parapets, sidewalls, HVAC curbs and penetrations.
- Seam repair. Open laps and lifted seams on EPDM, TPO and modified bitumen, re-adhered, heat-welded or torched depending on the system.
- Ponding water. Drainage corrected so water does not sit on the membrane for days after a storm.
- Full flat roof replacement. Tear-off to the deck, deck inspection, new underlayment and a new low-slope roofing system sealed at every edge, drain and penetration.
Pitched sections, gutters, siding and skylights run as separate scopes: roof replacement, gutter installation and replacement, siding and skylights. The full list is on our services page.
WHERE FLAT ROOFS FAIL
Where commercial flat roofs in Bergen County actually leak
A flat roof holds water until a drain or scupper carries it off, so every weak point gets tested in every storm.
- Drains. Every gallon on the roof ends up at a drain. When the membrane around the flange cracks or pulls away, or old patches have been stacked over the original flashing, water runs under the roof instead of into the pipe. This is the most common leak we find on commercial flat roofs in Bergen County.
- Scuppers and edge metal. Scuppers, gravel stops and drip edges depend on a clean transition between metal and membrane. A split there leaks straight into the wall below.
- Seams. Sun, thermal movement and age open the joints between sheets. Once a seam lifts, wind drives water underneath.
- Parapet walls and curbs. Flashing that turns up a parapet or an HVAC curb takes more movement than the field of the roof and fails sooner. Cracked or caulked-over base flashing is the usual source of a stain along an interior wall.
- Ponding water. Water still standing days after a storm is sitting on a low spot or a blocked drain. It ages the membrane and finds any pinhole or open lap.
- Old patches and penetrations. Layers of roof cement over an earlier leak crack, trap water and hide the real source. Pipes, vents and conduit flashed once and never checked again do the same.
The entry point is often several feet from the stain inside, so we inspect the whole roof, not just the spot above the ceiling tile. Shingle roof leaks are covered on our roof repair page.
EPDM, TPO AND MODIFIED BITUMEN
Which flat roofing system is on your building, and how we repair it
Three membranes cover nearly every flat commercial roof in Bergen County. Each fails in its own way, and a repair only lasts when it is made with material that bonds to the existing system.
Modified bitumen (mod-bit)
Common on older commercial and mixed-use buildings: a granulated cap sheet over a base sheet, usually torch-applied. While the field is still sound it repairs well in place. We cut out the failed area and torch in a new base sheet and cap sheet lapped into the surrounding roof so there is no open seam where the repair meets the field. That is exactly how we rebuilt the drain on a commercial building in Hackensack.
EPDM rubber
The black rubber membrane on many older commercial buildings and flat sections of homes. It lives or dies at its seams and flashing. We repair open seams, membrane shrinking off parapets and curbs, punctures and failed drain flashing with new EPDM, primer and seam tape. When the whole surface is worn we replace it rather than chase leaks every season, and on the right building we can price a conversion to a pitched shingle roof, as we did on a flat EPDM roof in Cresskill.
TPO
The white, reflective single-ply membrane on most newer flat roofs. Seams are heat-welded, which makes a properly installed roof very tight and a badly welded one a long list of small leaks. We weld new TPO patches and flashing to the existing membrane, rebuild curbs and drains with TPO-compatible accessories, and install new TPO systems on full replacements.
Not sure which one you have? Book an inspection and we will tell you, along with how much life is left in it.
REPAIR OR REPLACE
How we decide between repairing and replacing a commercial roof
A contractor who only sells replacements will say a leaking drain means a new roof. A contractor who only patches will be back every spring. We do both, so we give you the answer that is true for your building, with photos to back it up, and we price both routes when both are realistic.
Repair is usually the right call when
- The leak is in one or two places and the field of the roof is sound and flexible
- The problem is a drain, scupper, curb, seam or run of flashing
- The deck is dry and solid where we open it
- There is still more membrane than roof cement
- You are planning a sale or a larger capital project and need the roof to hold until then
Replacement is the honest answer when
- The membrane is cracked, brittle, worn to bare material or shrinking off its terminations across whole sections
- Seams are failing across the roof, not in one spot
- The deck or insulation is saturated over a large area
- Ponding is widespread and the roof no longer drains as designed
- The same leak has been repaired more than once and keeps coming back
The jobs below show both outcomes. In Hackensack the modified bitumen roof was in fair condition, so we rebuilt the drain and left the rest alone. In Leonia the membrane was cracked and worn through in places, so the right call was a tear-off to the deck. Our roof replacement page explains how a full replacement runs.
REAL JOBS
Recent flat and commercial roofing work in Bergen County
Each has its own page with photos before, during and after the work.
- Commercial roof drain repair on a modified bitumen roof, Hackensack. A drain patched over more than once, with the membrane cracked and pulled away from the flange, was leaking into the tenant space whenever it rained or snow melted. We cut out the drain and old patches down to the deck, checked the deck and drain bowl, cleared the line, set a new drain with a clamping ring, torched in a new base and cap sheet around the sump and finished with a new strainer dome. Completed in February 2026 in winter conditions, with the rest of the roof left in service.
- Flat roof replacement, Leonia. An old membrane cracked and worn down to bare, discolored material in places. Rather than patch a roof that could fail again within a season, we tore it off to the deck, inspected the deck, installed new underlayment across the whole roof and a new low-slope roofing system sealed at every edge, drain and penetration.
- EPDM to shingle roof conversion, Cresskill. A residential job, but a good look at how we take an old EPDM roof down to its structure. The homeowner chose a new framed and decked pitched roof finished in architectural shingles instead of more rubber, so the roof sheds water instead of holding it.
More completed roofs are on our projects page.
HOW A JOB RUNS
Commercial roof repair and replacement in five steps
Commercial work has constraints a house does not: tenants, deliveries, parking, rooftop equipment and a building that has to stay open. The process is built around that.
- Call or book online. Call (201) 989-0999 or pick a time online. Tell us the building type, the roof type if you know it, and where the water is showing up inside, since the stain is the first clue to the source. Active leaks are prioritized.
- On-site inspection. We walk the entire roof: every drain, scupper, seam, curb and run of parapet flashing, plus ponding and soft spots in the deck. We photograph everything, look inside where we can, and note the access, safety and tenant considerations that affect scheduling.
- Written, itemized proposal. Photos, diagnosis, materials, scope and price, with no hidden costs. If the roof is near the end of its life, you also get a replacement price so the two can be compared on paper. Nothing starts until you have approved the scope.
- Scheduling around the building. We plan torch work, tear-off, material staging and debris removal around access, parking and business hours, and protect rooftop units and the tenant spaces below the work area.
- Work, cleanup and walkthrough. Most targeted repairs are finished in a single visit. Replacements run to a schedule agreed in advance. Either way we haul away all debris, send photographs of the finished work and walk the roof with you or your property manager for your records.
WARRANTY, ESTIMATES AND SERVICE AREA
Commercial roofers for Teaneck, Englewood Cliffs and all of Bergen County
From our office in Englewood we cover every town in Bergen County, including the commercial strips and mixed-use blocks of Teaneck, Englewood Cliffs, Hackensack, Fort Lee, Bergenfield, Leonia, Palisades Park, Tenafly, Cresskill, Closter and Paramus, and the office and warehouse buildings along Route 4 and Route 17. Our Bergen County roofing contractor page covers the full range of residential and commercial work we do.
Warranty
Full roof replacements carry our 20-year workmanship warranty. Repairs come with a written scope and a workmanship guarantee stated in the estimate, so you know what is covered before you sign.
Estimates
Every on-site estimate is free, written and itemized, with photos of what we found, and there is no obligation to proceed. Commercial flat roofs vary too much in size, insulation and condition to price from a description, so the inspection comes first. If you are researching a shingle roof on a house instead, our new roof cost page explains how to get a price range by email for that.
Financing and reviews
Financing is available through Wisetack, subject to credit approval. Top Roof LLC holds NJ HIC #13VH11535000, is a GAF Certified Contractor, and has a 5.0 rating across 115 Google reviews, which you can read on our testimonials page.
Recent Commercial Roofing Projects
Recent commercial work: Roof drain repair on a modified bitumen roof in Hackensack · Commercial and flat roof repair · See all projects →
QUESTIONS WE GET
Commercial roofing questions from Bergen County building owners
Both. Most of the commercial calls we take in Bergen County turn out to be a drain, a seam, a curb or a run of parapet flashing on a roof that still has life in it, and the right answer is a targeted repair with matching material. When the membrane or insulation has failed across the roof we recommend replacement, and we show you the photos that led to that answer. If both options are realistic, you get both prices.
Drains and flashing. On a flat roof all the water is routed to a few drains and scuppers, so a cracked flange, a loose clamping ring or membrane pulled away from the drain bowl leaks every time it rains. Parapet and curb flashing is next, followed by open seams and old patches that have cracked. On the Hackensack job on this page, the tenant saw stains whenever it rained or snow melted, and the source was a drain that had been patched over rather than rebuilt.
Yes. Each system is repaired with its own compatible material: new seam tape, primer and accessories on EPDM, heat-welded patches and flashing on TPO, and torch-applied base and cap sheets on modified bitumen. We repair all three regardless of who installed the roof originally.
Water that is gone within a day or two after a storm is normal on many flat roofs. Water still standing after that is sitting on a low spot or a blocked drain, and it shortens the life of the membrane and finds the weakest seam or pinhole. We check the drains first, because a cleared or rebuilt drain often solves it, and we tell you if the cause is a low area that needs to be built up or a structural sag that no membrane repair will fix.
We plan for it not to. During the inspection we note access, parking, deliveries, rooftop equipment and tenant hours, then schedule torch work, material staging and debris removal around them. Most repairs are finished in a single visit. On replacements we agree the schedule and staging area with you before the job starts.
Full roof replacements carry our 20-year workmanship warranty. Repairs come with a written scope and a workmanship guarantee that is stated in the estimate before any work starts, so there is nothing to interpret later.
Yes. We are based in Englewood and work on commercial, mixed-use and multifamily buildings in Teaneck, Englewood Cliffs and every other town in Bergen County. Active leaks are prioritized. Call (201) 989-0999 or book a free on-site estimate online and tell us where the water is showing up inside.
WHAT OUR CLIENTS SAY
SCHEDULE YOUR FREE ROOF INSPECTION TODAY!
Don’t wait until small issues become expensive problems. Contact us today for a free, no-obligation estimate.
- (201) 989-0999
- info@toproofnj.com
- Serving Bergen County
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