Every slope graded in writing before a price is quoted
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Commercial Roofing
Commercial Roofing in Cleburne, TX for Low-Slope and Flat Systems
Roofing Cleburne surveys, repairs and replaces low-slope membranes on shops, offices, churches and light industrial buildings across Cleburne and out along US 67, with every finding written down before a price is discussed.
The short version
Flat and Low-Slope Roofing for Cleburne Business Property
Business property in Cleburne rarely carries the steep gable a house does, and a low-slope roof fails in ways a homeowner never sees. Roofing Cleburne works commercial roofing on TPO, modified bitumen and coating systems across the county seat and the towns around it, from brick storefronts near the downtown historic district to metal-framed shops on the prairie side of town. Facility managers, church trustees and shop owners usually call for one of three reasons: a ceiling tile stains after a long soaking rain, water is still standing on the membrane days after the sky cleared, or a board has asked what the building is going to need over the next five years. A commercial visit begins as a survey rather than a pitch, and the roof is graded slope by slope: seams, laps, terminations, drains, curbs, scuppers and every penetration are examined individually and recorded. You get that written condition report whether or not the work ever happens. You will know what you have before anyone talks about a tear-off.
Scope of work
What Commercial Roofing Work Covers Here
You are buying a system rather than a product, which is why the scope names the membrane, the attachment method, the insulation underneath it and every detail where the roof stops being flat. Each line below appears in the priced scope separately, with its own number against it.
TPO single-ply membrane
Mechanically fastened or fully adhered TPO installed with hot-air welded seams, with the membrane thickness, fastening pattern and insulation build named in the scope rather than left to the crew on the day. Welded seams are probe-tested along their length before the roof is signed off, because a cold weld looks identical to a good one until it rains.
Modified bitumen systems
Two-ply and three-ply modified bitumen for buildings that take regular foot traffic from service technicians, kitchen staff or anyone else who has to reach rooftop equipment. The base sheet, cap sheet and application method are specified in writing, and walk pads are added where the traffic pattern is already visible in the surface.
Coating and restoration systems
Where a membrane is weathered but structurally intact and the deck below it is dry, a silicone or acrylic restoration coating can add years of service for a fraction of a tear-off. We will only recommend it when the survey supports it, and the report will tell you plainly when a coating would be money spent covering a roof that needs replacing.
Drainage and ponding correction
Standing water is the single most common finding on a Cleburne low-slope roof, and it is almost never the membrane's fault. Drains are cleared and re-flashed, scuppers are opened, and tapered insulation crickets are built where the deck simply does not fall toward a drain, so the water leaves instead of sitting on a seam for a week.
Penetrations, curbs and equipment kerbs
HVAC curbs, exhaust fans, vent stacks, conduit and satellite mounts are where low-slope roofs actually leak, not out in the open field. Each penetration is reflashed with a proper target patch and termination, and any curb that has been sealed with caulk instead of flashing is called out in the report as the temporary fix it always was.
Seam, lap and termination repair
Separated seams, open laps and lifted edge terminations are cut back to sound material and rebuilt rather than smeared over. Perimeter edge metal, counterflashing and wall terminations are checked at the same time, since a wall detail that has pulled away drives water behind the membrane where no amount of surface sealant reaches it.
Deck and insulation assessment
Soft spots underfoot mean wet insulation or a corroding deck, and covering that with a new membrane locks the moisture in permanently. Suspect areas are cut open and inspected, and any wet insulation is quantified in the report so the replacement cost is a known number rather than a change order found mid-job.
Phased work around your operating hours
A sanctuary in use on Sunday, a clinic open weekday mornings and a warehouse running a night shift all need the roof sequenced differently. The schedule is written into the scope as agreed sections and dates, so the building keeps working and nobody discovers on the morning of a tear-off that the loading dock is unreachable.
Insurance documentation for your property manager
Certificates of liability and workers' compensation coverage go to your management company, landlord or trustees before the first ladder goes up, made out to whichever entity your lease or bylaws require. This is routine paperwork that stops a job dead when a contractor cannot produce it, so it is handled in advance rather than on the first morning.
Roof-condition budgeting for a board
The condition report includes an estimated remaining service life for each roof section and what it would cost to address the sections now versus in a later budget cycle. A board that has to vote on spend needs the numbers separated that way, not folded into one figure that forces an all-or-nothing decision.
The sequence
From Survey to Finished Membrane
Step 1
The survey and the written condition report
A survey of the whole roof area is walked with the crew tied off and anchored, the same fall protection used on a two-storey residential slope. Each roof section is graded separately and the findings recorded: membrane condition, seam integrity, ponding locations, drain and scupper condition, penetration flashings, curb details, perimeter terminations and any soft decking. You receive the condition report in writing, with each section identified so a trustee or facility manager can follow it without having been on the roof. Most commercial surveys take two to four hours depending on square footage and how much rooftop equipment has to be worked around.
Step 2
The priced scope your board can actually read
Everything found on the survey turns into a priced scope in which every line carries its own number: tear-off, insulation, membrane, flashings, drainage correction, edge metal and warranty are each priced separately. Optional items are listed as options rather than buried in the total, so a board can approve the drainage correction this year and defer a full replacement to the next budget cycle if that is the sensible call. We will walk the scope through with you, your property manager or your committee before anything is signed. Turnaround on a scope is usually a few days after the survey.
Step 3
Phased installation with the building still running
Crews arrive with the sequence already agreed and the roof divided into sections that can each be opened and dried in within a single working day. Nothing is left open overnight, deliveries and staging areas are placed where they do not block your entrances or dock, and the site is swept and cleared at the end of every shift. A small storefront roof may take two or three days; a church or a larger industrial section is phased over a longer window that is set out in writing before work starts. You get a final inspection of every seam, drain and penetration, and the workmanship warranty in writing, separate from the manufacturer's material warranty.
The case for us
Why Commercial Owners in Johnson County Use Us
Paperwork your property manager will accept without chasing you
Ask for the certificate of insurance and you will get it, naming the entity your lease or bylaws require, before anyone sets foot on the building. Liability and workers' compensation coverage is in place and current, and fall protection is used on a flat roof exactly as it is on a steep one, which matters to whoever carries the risk on your property. Commercial work stalls more often over missing documentation than over roofing, so that part is done first.
Commercial is treated as its own trade, not a bigger house
Most of the low-slope roofs in and around Cleburne are under-served, quoted by residential crews who price a flat roof the way they price a gable and discover the drainage problem halfway through. A membrane roof fails at its details, so the survey spends its time on seams, terminations, curbs and drains rather than counting squares. That is also why the report tells you when a coating would be the wrong answer, even though a coating is the easier sale.
Numbers shaped for a group that has to vote
A board cannot approve a single lump figure without knowing what is inside it, and a facility manager cannot defend one to a committee. The condition report separates what is failing now from what is merely ageing, gives each section its own remaining-service estimate, and prices the urgent work independently of the deferrable work. That is what lets a church council or an HOA board fund a repair this year and plan a replacement properly for the next.
Insured crews
Fall protection on every roof
Free written condition report
A price against every line
Workmanship warranty in writing, separate from the manufacturer's material warranty
Local crews rather than travelling storm outfits
Findings written down and handed over
Next step
Find Out What the Membrane Is Actually Doing
Is the water on your roof leaving the building, or simply waiting for a seam to give? A commercial survey costs nothing, produces a written condition report you can put in front of an owner, a board or a management company, and commits you to none of the work it describes. Bring us the building and we will tell you what it has.
Commercial roofing across Cleburne, Burleson, Alvarado, Grandview, Keene and Venus.