Toms River Elite Roofing handles commercial roofing in Toms River, NJ, serving surrounding cities including Leisure Village East, Leisure Village, Silver Ridge, Holiday City South and Beachwood. Over more than 20 years, we have repaired and replaced roofs on retail strips, offices, apartment buildings and condominium communities, and we know a commercial roof has to keep a business running as well as keep water out.
Commercial work is different from residential roofing in nearly every way: larger low-slope areas, membranes instead of shingles, rooftop equipment, drains and scuppers, and permit requirements that do not apply to a detached house. It also means planning around tenants, customers and deliveries rather than a single family’s schedule.
Every commercial estimate we write is itemized: tear-off, insulation, membrane, flashing, drainage and any decking work on separate lines. Owners, managers and boards can compare our numbers directly with other bids and see where each dollar goes.
Low-Slope Roof Systems
TPO Single-Ply Membranes
TPO is a white or light-colored single-ply membrane with heat-welded seams. Its reflective surface reduces heat gain in summer, which helps buildings with large roof areas and rooftop cooling equipment. Welded seams, done correctly, form a continuous sheet with no adhesives to age at the laps.
TPO is installed over insulation boards that are mechanically fastened or adhered to the deck. We choose the attachment method based on the deck type, wind exposure near the shore and the manufacturer’s requirements for the warranty being offered.
EPDM Rubber Roofing
EPDM is a durable synthetic rubber membrane that handles temperature swings well and has a long track record on low-slope roofs. It is usually black, comes in wide sheets that reduce the number of seams and is straightforward to repair when damaged.
Seams on EPDM roofs are bonded with tape and primer, and their condition is the main thing we watch on older rubber roofs. Where seams have begun to lift, we can often repair them rather than replace the whole roof if the sheet is still flexible.
Modified Bitumen and Torch-Down Roofs
Modified bitumen roofs, applied with torches or as self-adhered sheets, build up multiple plies into a thick, tough surface. SBS and APP formulations each have their own strengths, and both handle foot traffic around HVAC units and service areas better than many single-ply systems.
Torch-applied work requires careful fire safety procedures, especially near wood parapets and walls. On buildings where open flame is a concern, self-adhered modified bitumen is a safer alternative we often recommend.
Drainage, Equipment and Roof Penetrations
Drains, Scuppers and Ponding
Water that sits on a flat roof for days speeds membrane aging and finds every weak point. Ponding usually traces to clogged drains, sagging decks or insulation that has compressed over time. We clear drains and scuppers, confirm water reaches them and recommend tapered insulation where slope needs to be built in.
On a replacement, adding tapered insulation is one of the best long-term investments a building can make. It moves water off the roof and adds insulation value at the same time, and it is listed as its own line in our scope.
Rooftop HVAC and Curbs
Mechanical units, exhaust fans and ductwork sit on curbs that break the membrane. Those flashings take vibration and service traffic, and they are among the most common leak sources on commercial roofs. We flash curbs to the manufacturer’s details and add walkway pads where technicians regularly cross the roof.
When equipment is being replaced along with the roof, we coordinate with the mechanical contractor so curbs are set at the right height and flashed after the units are in place, not before.
Parapets, Walls and Edge Metal
Parapet walls and roof edges see some of the strongest wind uplift on a building. We install edge metal, parapet cap metal and termination bars that hold the membrane securely, and we flash walls high enough to keep wind-driven rain out of the joint.
Multifamily, Condominium and Mixed-Use Buildings
Who Holds the Roof
In condominiums and planned communities, responsibility for the roof is set by the association’s documents. Some roofs belong to the association, others to individual owners. We read the governing documents before writing an estimate, so the contract is signed by the right party and paid from the right budget.
For boards, we can report the condition of each building and roof section, with photos, to support reserve planning. New Jersey requires capital reserve studies for planned real estate developments, and a clear picture of roof condition helps those studies reflect reality.
Sloped Roofs on Apartment and Condo Buildings
Many multifamily buildings combine shingled sloped roofs with low-slope sections over entries, breezeways and mechanical areas. We handle both on the same project, so the transitions between them are flashed by one crew under one scope.
Working Around Tenants
Residents and tenants need notice, safe paths and clear schedules. We provide notices for posting, protect entrances, keep debris chutes and dumpsters away from walkways and clean the grounds each day, including a magnet sweep for nails in parking areas.
Permits, Safety and Paperwork
Construction Permits
New Jersey’s ordinary maintenance rule covers roof coverings on detached one- and two-family houses, not commercial or multifamily buildings. Most commercial re-roofing therefore runs through the local construction office, and we handle the permit application and inspections as part of the job.
Fall Protection and Site Safety
Commercial roofs have long edges, skylights and openings that create fall hazards. We set up edge protection, mark skylights and openings and keep the work area separate from the public. A safe roof is a slower roof for a day or two, and that trade is not negotiable.
Documentation for Owners and Managers
At the end of a project, owners receive the signed scope, permit closeout, manufacturer warranty documents and photos of key details before they were covered. That file is useful for insurers, future buyers and the next contractor who works on the roof.
- 20+ Years on Shore Roofs
- Line-Item Written Scopes
- Attic and Roof Leak Tracing