Commercial Roofing in Vancouver, WA
TPO, PVC, modified bitumen, and built-up systems — plus flat roof repair and a scheduled maintenance program built for property managers who need one number to call.
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- Licensed & Insured WA + OR
- 20+ Years in Business
Leak Seal Roofing has worked on commercial and low-slope buildings across Vancouver and Clark County since 2005 — warehouses off Fourth Plain, retail strips in Cascade Park and Salmon Creek, office buildings downtown, apartment blocks, churches, and school district facilities. Commercial roofing is a different trade from residential: the systems are welded or torched rather than nailed, drainage matters more than pitch, and a single failed seam over a tenant space costs far more than the repair itself.
Commercial roof systems we install
We do not push one membrane on every building. The right system depends on your deck, your exposure, what comes out of your rooftop equipment, and how long you plan to hold the property. Here is how we choose.
TPO single-ply
The default choice for most Vancouver warehouses and retail buildings. Heat-welded seams, high reflectivity that cuts summer cooling load, and a service life that holds up well in our wet-but-mild climate. We mechanically attach or fully adhere depending on deck type and wind exposure.
PVC single-ply
Where a roof sees grease, chemical exhaust, or heavy foot traffic — restaurants, food processing, medical buildings — PVC outperforms TPO. Better chemical resistance and welded seams that stay flexible for decades.
Modified bitumen
Torch, cold-applied, or self-adhered modified systems for smaller low-slope roofs, parapet-heavy buildings, and roofs with a lot of penetrations. Multi-ply redundancy makes it forgiving on complicated layouts.
Built-up roofing (BUR)
The traditional multi-ply tar-and-gravel assembly still makes sense on older buildings with existing BUR in place and on roofs that need serious puncture resistance. We tear off, re-insulate, and rebuild to a current spec.
For buildings with complex penetrations, parapets, and equipment curbs, we also install fiberglass and emulsion systems — a seamless, fully adhered assembly that conforms to shapes a sheet membrane struggles with, and that can often be recoated rather than torn off when it reaches end of life.
Flat roof repair and leak response
Most of our commercial calls start as a leak, not a replacement. On a low-slope roof the leak is almost never where the ceiling tile is stained — water travels across the deck and finds the nearest opening. We locate the actual entry point, document it with photos, and give you a written scope before anyone starts cutting membrane.
- Seam separations and failed heat welds on aging TPO and PVC
- Blisters, splits, and open laps on modified bitumen and built-up roofs
- Failed pitch pockets, curb flashings, and equipment penetrations
- Clogged and undersized drains, plus ponding water that never dries
- Parapet wall, coping cap, and through-wall flashing failures
- Wet insulation removal and deck repair before a new membrane goes down
When the underlying issue is drainage rather than the membrane, we say so. Patching a roof that ponds after every rain is a maintenance contract you never agreed to; tapered insulation and correctly sized drains fix it once.
Commercial Maintenance Program
Built for property managers, building owners, and facilities teams who would rather budget for a roof than react to one. Enrolled buildings get scheduled inspections and priority leak response — you are at the front of the queue when the weather turns and every roofer in Clark County is booked.
- Scheduled inspections twice a year — before and after the wet season
- Written condition report with dated photos, drain and seam status, and a repair priority list
- Debris and drain clearing on every visit, so small blockages never become interior damage
- Priority leak response for enrolled buildings, ahead of general service calls
- Documented service history that supports warranty claims and capital planning
- Multi-building and portfolio pricing for managers with several properties
The economics are simple. A caught seam is a few hundred dollars; the same seam found by a tenant in February means wet insulation, a drywall repair, and sometimes a business-interruption conversation. Regular documented maintenance also keeps manufacturer warranties intact — most are voided by neglect long before the membrane actually fails.
Working around your tenants
Commercial work is as much logistics as roofing. We schedule tear-off and hot work around business hours where we can, keep fire watch on torch-applied systems, coordinate crane and material staging so parking and loading docks stay usable, and give tenants notice before anything loud happens over their ceiling. Our crews are licensed, bonded, and insured in Washington and Oregon, and we carry the coverage limits most commercial leases and lenders require.
Need residential work on a rental portfolio too? See our residential roofing services, the systems we install on every roof type, or our Vancouver, WA service area page.
Commercial roofing questions
How much does a commercial roof cost in Vancouver, WA?
Commercial roofing is priced per square foot, and the range is wide: a straightforward mechanically attached TPO retrofit sits at the low end, while a full tear-off with new tapered insulation, deck repair, and dozens of curb flashings sits well above it. The three variables that move a bid most are insulation (R-value and tapered design), the number of penetrations, and access. We measure on site and give you an itemized proposal you can actually compare against other bids.
Can you re-cover instead of tearing off?
Sometimes. Code generally allows one re-cover over an existing single-layer roof if the insulation below is dry and the deck is sound. We take core samples to check for trapped moisture — covering wet insulation guarantees a failure and voids the new warranty. When a re-cover is viable it saves real money, and we will tell you when it is not.
How fast can you respond to a commercial leak?
Buildings enrolled in our maintenance program get priority response, typically same or next business day. Non-enrolled buildings are scheduled as soon as crew availability allows, and we will always talk you through temporary containment over the phone in the meantime.
Do you work with property managers on multiple buildings?
Yes. We handle portfolio inspections, consolidated condition reporting, and single-invoice billing across multiple addresses, and we price multi-building maintenance accordingly. Tell us how many roofs you manage and we will put together one assessment covering all of them.
Let's protect what matters most.
Free estimates, honest assessments, and an industry-leading 10-year workmanship warranty.