Low Cost Flat Roof Options
Is Your Flat Roof Giving You Problems?
3 Smart Solutions for Commercial Flat Roofs in Bergen & Passaic County —
We Help You Choose the Right One for Your Budget & Building.
- Local for 35 Years
- Licensed & Insured
- Commercial Roofing Specialist
- Financing Available
- Certified — Own Crews
- Bergen & Passaic County
⭐ What Our Clients Are Saying
"GenSun had such an easy process. They were completely transparent and provided an easy online meeting and got the price for all 3 options right up front before they even saw the roof…then they came to inspect and actually lowered the original price. Very honest people and the job they did was terrific."
"My property manager was blown away by their process. Great people, very educated about flat roofs, provided us options. We ended up doing the full replacement and their pricing was 25% less than 3 other guys! Thanks to Coach Jim and his team."
"Truly a no-brainer. GenSun made it so easy from the start — pricing up front in a Zoom meeting, then inspected to confirm. The low price was a huge incentive as well."
Not Every Flat Roof Problem Requires the Same Solution
At GenSun, we assess the condition of your commercial flat roof and recommend the most cost-effective solution for your specific situation. There are three options — each designed for a different stage of roof deterioration and budget.
Best when your roof structure is sound but showing wear. A seamless waterproof membrane is applied over the existing roof — no tear-off required.
Best when the existing membrane has failed but the insulation and deck are still intact. A new membrane is installed directly over the existing roof system.
Best when the deck, insulation, or structure is compromised. Everything is removed and a completely new roof system is installed from the deck up.
A commercial roof coating is a seamless, fully-adhered liquid membrane applied directly over your existing flat roof. It seals cracks, stops leaks, reflects UV rays, and extends roof life — all without the expense and disruption of tear-off or re-installation.
- ✅ Roofs in fair to good condition
- ✅ Roofs under 15–18 years old
- ✅ Sound deck and dry insulation
- ✅ Minor cracks, seam failures, or UV degradation
- ✅ Budget-conscious property owners
- ✅ Silicone — Best for ponding water, 10–20 yr lifespan
- ✅ Rubber (EPDM) — Durable, handles NJ temp swings
- ✅ Spray Foam (SPF) — Insulates & waterproofs simultaneously
A roof re-cover involves installing a brand new roofing membrane over the top of the existing system — without removing the old one. It delivers a fresh, warrantied roof at significantly less cost than a full tear-off replacement.
- ✅ Roofs with failed membrane but dry insulation
- ✅ Buildings where a second layer is permitted by code
- ✅ Property owners wanting a warrantied new roof without full cost
- ✅ Situations where minimal business disruption is critical
- ⚠️ Codes typically allow only ONE re-cover before full replacement
- ⚠️ Any wet insulation must be removed before overlay
- ⚠️ Adds slight weight load — structural review may be needed
- ✅ GenSun performs infrared scanning before recommending
When a flat roof has reached the end of its serviceable life — with structural damage, saturated insulation, deck deterioration, or widespread failure — a full replacement is the only lasting solution. GenSun installs a brand new high-performance roof system built to last 25–30 years.
- ✅ Roofs over 20–25 years old
- ✅ Widespread structural damage or rot
- ✅ Saturated or compressed insulation
- ✅ Roofs that have already been re-covered once
- ✅ Multiple active leaks throughout the system
- ✅ TPO — Reflective, heat-welded, 20–30 yr lifespan
- ✅ EPDM — Rubber membrane, ideal for NJ winters
- ✅ Modified Bitumen — Multi-ply, extreme durability
Flat Roof Options — Complete Side-by-Side Comparison
📱 SCROLL LEFT IF ON MOBILE PHONE
| Category | 🟢 Roof Coating | 🟡 Roof Re-Cover | 🔴 Full Replacement |
|---|---|---|---|
| Ideal Roof Condition | Fair to Good | Fair — failed membrane, dry insulation | Poor — structural/insulation damage |
| Tear-Off Required | ❌ No | ❌ No | ✅ Yes — full removal |
| Typical Cost / Sq Ft | $2.50 – $4 | $6 – $9 | $10 – $16 |
| Lifespan Added | 10 – 20 years | 20 – 25 years | 25 – 30 years |
| New Manufacturer Warranty | ❌ No | ✅ Yes | ✅ Yes |
| Insulation Replaced | ❌ No | Partially (wet areas only) | ✅ Yes — fully replaced |
| Energy Savings | Up to 30% | Up to 25% | Up to 40% |
| Business Disruption | 🟢 Minimal | 🟡 Low to Moderate | 🔴 Moderate |
| Installation Time | 1 – 3 days | 3 – 7 days | 5 – 14 days |
| Savings vs. Replacement | Up to 70% savings | Up to 50% savings | Baseline investment |
💡 Not sure which option is right for your building? GenSun offers free on-site inspections with infrared moisture scanning — so you never pay for more than you need.
📲 Text for Free Estimate 📲 Call for Free EstimateHow GenSun Determines the Right Option for Your Roof
We first meet in an online Zoom meeting to discuss all 3 options, review aerial pictures and measurement reports, then provide a cost estimate. Then we initiate the steps below:
We physically inspect the membrane, flashings, seams, drains, and any visible damage.
We use infrared scanning to detect hidden wet insulation — the #1 factor in determining coating vs. re-cover vs. replacement.
On older roofs, we may take a core sample to assess insulation condition and deck integrity.
You receive a clear, itemized proposal for the recommended option — and we explain exactly why we recommend it.
We'll Tell You Exactly What Your Flat Roof Needs — For Free.
No pressure. No guesswork. Just honest, low-cost pricing from a trusted commercial roofing team.