Professional TPO Flat Roof Installation

A property manager in Crown Heights called me in December 2019 to look at a TPO roof that was only three years old but leaking into four apartments. The membrane itself was fine-white, clean, barely weathered. The problem was hiding underneath: the installer had skipped tear-off, rolled TPO over wet insulation, and left water trapped in the old layers. That roof cost $42,000 to install and another $38,000 to replace correctly. A properly installed TPO flat roof on the same building should last twenty-five years with minimal maintenance. The difference comes down to prep work, proper drainage, and paying close attention to every flashing and termination detail.

TPO is the most common flat-roof membrane we install in Brooklyn today. It’s white so it reflects summer heat. It handles freeze-thaw cycles without cracking. It’s chemically welded at every seam, so you don’t have the overlap failures you see with some older systems. But it only works when the roof underneath is dry, sloped correctly, and detailed properly at every edge and penetration.

Brooklyn Buildings Where TPO Flat Roofs Make Sense

TPO works well on most flat or low-slope roofs across Brooklyn’s residential and small commercial buildings. We install it on brownstone rear extensions, two-family brick homes, small apartment buildings, and commercial storefronts. The membrane comes in rolls twelve or twenty feet wide and can be mechanically fastened, fully adhered with adhesive, or ballasted with pavers or stone.

Typical Brooklyn Roofs We Put TPO On

Most of our TPO jobs are on roofs between 800 and 4,000 square feet. Common candidates include three-story apartment buildings in Bed-Stuy and Bushwick, brick rowhouses with flat roof decks in Park Slope and Sunset Park, and one-story retail buildings along commercial strips in Bay Ridge or Bensonhurst. We also install TPO on new rear additions when homeowners extend their brownstones or add a second-floor deck.

TPO works on wood deck, concrete deck, or metal deck substrates. The roof needs adequate drainage-either built-in slope or tapered insulation to move water toward scuppers or drains. If your roof ponds water for more than forty-eight hours after rain, we address that during installation. Standing water shortens any roof’s life, TPO included.

Why TPO Works Well in New York Weather

Brooklyn weather swings from ninety-five degrees in July to fifteen degrees in January. TPO membranes stay flexible through that range without becoming brittle in cold or soft in heat. The white surface reflects sunlight, which keeps the roof cooler and cuts air-conditioning costs in buildings with top-floor units.

Snow and ice don’t damage TPO. The seams are heat-welded, not glued, so freeze-thaw cycles don’t pull them apart. When spring melt happens, the membrane handles standing water better than modified bitumen or EPDM rubber, as long as you’ve built in proper drainage. City grime, pigeon droppings, and pollution don’t degrade the membrane the way they can with some organic materials.

Wind is the bigger challenge on Brooklyn rooftops. A mechanically fastened TPO system uses plates and screws every twelve inches, which holds strong in high wind. Fully adhered systems bond the entire membrane to the substrate. Either approach works if installed correctly; the choice depends on your building’s exposure and code requirements.

When TPO Is Not the Right Choice

If your roof gets heavy foot traffic-building supers crossing daily to check HVAC, tenants using it as a deck without pavers-TPO can puncture. We recommend pavers over high-traffic TPO or a thicker membrane in those situations. If the roof has complex geometry with dozens of penetrations, angles, and level changes, PVC or a liquid-applied system may be easier to detail correctly.

TPO also isn’t ideal if your building has grease exhaust from restaurant equipment venting onto the roof. Certain oils can break down TPO over time. In those cases we typically recommend PVC, which resists chemicals better. And if you’re restoring a landmarked building where a white roof isn’t allowed, you’ll need a different material or a ballasted system that hides the membrane under stone.

Straight Talk on TPO Flat Roof Pricing in Brooklyn, NY

Most Brooklyn property owners want a number before they spend time on a site visit. I get it. A straightforward TPO tear-off and replacement on a typical two-family rowhouse roof (1,200 to 1,800 square feet) runs between $11,000 and $18,000 installed, including permits. Larger apartment buildings cost $9 to $14 per square foot depending on complexity. Smaller jobs under 1,000 square feet often hit $15 to $18 per square foot because fixed costs don’t scale down.

Typical Price Ranges Per Square Foot

Here’s what we see across different project sizes in Brooklyn as of early 2025:

These numbers assume full tear-off to the deck, new insulation, 60-mil white TPO membrane, and code-compliant edge details. They do not include structural repairs, major HVAC relocations, or roof deck replacement. If we find rotted plywood or rusted metal deck during tear-off, that’s additional.

What Drives Your TPO Roof Price Up or Down

Roof access is the first variable. A two-story building with a back alley and space for a crane or conveyor belt costs less in labor than a four-story building where we hand-carry materials up narrow interior stairs. Buildings in the middle of a block with no vehicular access add time and cost.

Insulation choices matter. Polyiso boards in two layers with staggered seams cost more than a single layer of EPS foam, but they give better R-value and a more stable substrate. Tapered insulation systems that create positive drainage add $2 to $4 per square foot but prevent ponding and extend roof life.

Parapet height and condition affect flashing costs. A twelve-inch parapet is straightforward. A thirty-six-inch parapet with cracked brick and no cap requires masonry work, counterflashing, and reglets. We price that separately. The same goes for HVAC curbs, vent pipes, skylights, and roof hatches-each penetration needs individual flashing and termination bars.

DOB permits in New York City add roughly $1,200 to $2,500 depending on project scope and whether an engineer’s seal is required. We handle filing, but the city charges fees and sometimes requires plans for larger jobs or buildings over three stories.

How We Put Together a Written TPO Quote

Our estimate breaks down labor, materials, disposal, and permits as separate line items. You’ll see the membrane brand and thickness, insulation type and R-value, fastening method, and edge metal specifications. We also note what’s excluded-deck repairs beyond minor fixes, masonry work, HVAC disconnects and reconnects.

We include a line item for unforeseen deck repairs at a capped hourly rate. If we open the roof and find rot, you approve the extra work or we pause the job. Most Brooklyn roofs built before 1980 need at least some plywood replacement. We plan for it.

The quote includes our labor warranty (usually five years on workmanship) and the manufacturer’s material warranty (ten, fifteen, or twenty years depending on the system and whether we register it). If you want an extended no-dollar-limit warranty, that requires specific installation details and costs more upfront.

How We Install a TPO Flat Roof Step by Step

Every TPO job starts with a dry roof deck and ends with welded seams that won’t leak. What happens in between determines whether you get twenty-five years or three years out of the roof.

Prep Work and Old Roof Tear-Off

We inspect the existing roof before we start. We’re looking at the condition of the old membrane, the number of layers, signs of water damage, and how the roof drains. We mark any soft spots and check around all penetrations and parapets. If the deck feels spongy, we probe it to see how far the rot extends.

Tear-off starts early in the morning. We section the roof so we’re never removing more than we can weatherproof in one day. Old membrane, insulation, and fasteners go into a dump trailer or dumpster positioned as close to the building as access allows. We protect landscaping, sidewalks, and adjacent buildings with tarps and plywood.

Once the deck is exposed, we replace damaged wood or rusted metal panels. On wood decks, we make sure every sheet of plywood is screwed down tight with no movement. Any gaps between sheets get filled. The deck has to be smooth, dry, and structurally sound before we put anything on top of it.

Insulation, Slope, and TPO Membrane Installation

We install rigid insulation boards in two layers with staggered joints. The first layer goes down mechanically fastened or adhered. The second layer gets fastened through both layers into the deck, locking everything together. If we’re building slope with tapered insulation, we follow an engineered layout to make sure water flows toward drains or scuppers at a minimum quarter-inch per foot.

A cover board goes over the insulation-usually half-inch DensDeck or similar-to protect the insulation from fastener pull-through and give the membrane a smooth, stable surface. Some systems skip the cover board, but we prefer it on mechanically fastened jobs.

TPO membrane gets rolled out, positioned, and fastened or adhered according to the system we’re using. Mechanically fastened systems use plates and screws every twelve inches in rows four to six feet apart. Fully adhered systems use trowel-applied or spray adhesive over the entire deck. We leave the edges and seams loose initially.

Seams get welded with a hot-air gun that melts both layers of TPO together. A trained installer runs the gun at the right speed and temperature to create a molecular bond. We test every seam with a probe to make sure it’s fully welded with no gaps or weak spots. A bad seam will leak, so we check twice.

Flashing, Edge Metal, and Final Walkthrough

Flashing details around parapets, walls, and penetrations take as long as the field membrane. We use TPO coated metal termination bars at the top of every parapet, mechanically fastened and sealed. The TPO membrane wraps up the wall, under the bar, and gets sealed with lap sealant.

Pipe boots and HVAC curbs get custom-fabricated TPO flashings welded to the field membrane and sealed at the top. We don’t use mastic or caulk as a primary seal-those materials fail in a few years. Every termination is mechanical with a welded TPO seal.

Edge metal gets installed at roof perimeters with a drip edge and fastened into blocking or the deck edge. The TPO membrane terminates under the edge metal and gets sealed. Scuppers and overflow drains get checked to make sure they’re clear and sloped correctly.

Before we leave, we walk the entire roof and check every seam, flashing, and termination. We test drains by running water. We photograph the completed work for our records and the warranty file. We clean up all debris, sweep the roof, and hand you a warranty packet with care instructions.

Code, Warranty, and Maintenance for Brooklyn TPO Roofs

A TPO roof isn’t finished until it’s inspected, warranted, and on a maintenance schedule. Skipping any of those steps leaves money on the table or trouble down the line.

NYC Codes and Permits for Flat Roof Work

New York City requires a permit for any roof replacement or structural work. We file an ALT-2 or NB application depending on the scope. The DOB wants to see that the roof meets current energy code (R-value minimums), fire code (if required), and structural loading requirements.

For buildings over three stories or certain occupancies, an engineer has to seal the drawings. We coordinate with structural engineers who know DOB submittal requirements. Once approved, we schedule inspections at rough stage (deck and insulation) and final. The city inspector checks fastening patterns, edge details, and insulation R-value.

If your building is landmarked or in a historic district, you may need Landmarks Preservation Commission approval before starting work. That process takes longer and sometimes restricts membrane color or requires the roof to be invisible from the street.

Manufacturer and Contractor Warranties

TPO manufacturers offer material warranties ranging from ten to thirty years depending on membrane thickness and system type. A standard ten-year warranty covers manufacturing defects but may be prorated after a few years. A twenty-year no-dollar-limit (NDL) warranty covers material and some labor costs if the roof fails, but it requires specific installation standards and registration within a set time.

Our labor warranty covers workmanship defects-leaks from bad seams, improperly installed flashing, or fastener issues. We warranty our work for five years as standard, longer on some projects. If we installed it wrong, we fix it at no charge. If the roof leaks because of building movement, impact damage, or lack of maintenance, that’s not covered.

Warranties get voided if someone else works on the roof without approval, if HVAC contractors penetrate the membrane without proper flashing, or if the owner skips required maintenance. Read the warranty documents and keep them with your building records. You’ll need them if you ever file a claim.

Simple Maintenance That Keeps TPO Roofs Out of Trouble

Check your roof twice a year-once in spring after snowmelt, once in fall before winter. Look for debris around drains, punctures or tears in the membrane, and loose flashing or edge metal. Clear leaves and branches from drains and scuppers so water flows freely.

Don’t let ponding water sit for more than forty-eight hours. If you see chronic puddling, call us to add crickets or adjust the slope. Ponding accelerates membrane aging and can hide small leaks until they become big problems.

If you need to install satellite dishes, solar panels, or HVAC equipment on a TPO roof, have a roofing contractor do the penetrations and flashing. We see expensive leak damage every year from electricians or HVAC techs who drill through membranes and seal it with silicone. That’s not a repair-that’s a temporary patch that fails.

Walk the roof carefully. TPO is tough but not indestructible. Avoid dragging sharp objects across it. If you spot damage, get it welded or patched right away. A small tear becomes a big leak during the next heavy rain.

Working With a Brooklyn TPO Roofing Crew

Most of our clients have never replaced a flat roof before. They don’t know what to expect, how long it takes, or what kind of disruption it causes. Here’s how the process actually works from first call to final invoice.

What We Look At During the First Roof Visit

When you call, we schedule a site visit within a few days. I come out, get on the roof, and measure the area. I check the existing roof’s condition, count layers if there are multiple roofs installed on top of each other, and note every penetration, drain, and parapet. I look at access-how we’ll get materials up, where we’ll stage a dumpster, whether we need street permits for equipment.

I take photos and moisture readings if the roof feels soft. If there’s suspected leaking, I ask where you’ve seen water inside and try to trace it back to a source. I explain your options-tear-off versus overlay, insulation upgrades, drainage improvements-and give you a realistic price range before I leave. You’ll have a written quote within forty-eight hours.

If you want to move forward, we schedule the job based on weather and our crew availability. TPO installation needs dry conditions and temperatures above forty degrees. We don’t start a job if rain is forecast in the next two days. Spring and fall are our busiest seasons; summer and winter have more openings but come with heat or cold challenges.

Timeline, Noise, and Access During the Job

A typical 1,500-square-foot rowhouse roof takes three to five working days from tear-off to completion. Larger buildings take longer. We start early-often by 7 a.m.-to maximize daylight and avoid the hottest part of summer days. Tear-off is loud. Expect noise from scraping, prying, and debris being tossed into a dumpster. The rest of the job is quieter but still involves power tools, compressors, and crew members moving around.

If you have tenants, let them know the schedule in advance. Noise echoes through the building. We can’t eliminate it, but we minimize it by working efficiently and keeping equipment off the roof when we break for lunch.

We need access to your roof hatch, bulkhead, or exterior fire escape. If the only access is through an apartment, we coordinate timing with that tenant and protect floors with plywood and tarps. Materials go up early in the day; trash comes down at the end. We park our truck and dumpster as close as possible, but Brooklyn street parking often means we’re loading materials from a truck parked fifty feet away.

How to Get a TPO Flat Roof Quote in Brooklyn Today

Call us at (718) 555-0100 or email through our website. Have your address ready and a rough idea of your roof size if you know it. If you’ve had leaks, note where and when they happen. We’ll schedule a site visit within the week, usually within two or three days.

We don’t charge for estimates or inspections. We don’t pressure you to sign the same day. You’ll get a written quote with all costs broken out, and you can take your time deciding. If you have questions after reading the estimate, call us. We’d rather spend ten minutes on the phone explaining the details than have you choose a contractor based on incomplete information.

TPO flat roofs are straightforward when installed correctly, but the details matter. The difference between a roof that lasts three years and one that lasts twenty-five comes down to prep work, drainage, and flashing. We’ve been doing this in Brooklyn since 2006, and we treat every roof like it’s going on our own building.