Dallas amended IBC 1512.1 so that a low-slope roof which already drains positively does not trigger a forced re-pitch or an overflow-scupper retrofit at re-roof. Most owners get quoted the expensive version because nobody checked.
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Mechanically attached and fully adhered systems, with the attachment pattern engineered to the 2021 IBC as Dallas adopted it rather than copied from a manufacturer's generic detail. Perimeter and corner enhancement is where a low-slope roof holds or peels.
Two- and three-ply mod bit — torch, cold-adhered and self-adhered — plus traditional built-up. Dallas's older commercial stock is full of BUR that can be re-covered intelligently rather than torn off wholesale, when the cores support it.
Whether your roof drains positively decides whether you are buying a roof or a roof plus a drainage redesign. We establish it on site, in writing, before the scope is priced — because the difference runs into tens of thousands on a mid-size building.
Silicone and acrylic restoration where the membrane is sound and the insulation is dry. We confirm both with core samples first, and we will tell you when a coating is the wrong product even though it is the easier sale.
Scheduled inspections with documented condition reports, drain and scupper clearing before the spring storm season, and rapid leak response across the Dallas market from our Garland yard.
Core samples, moisture mapping, remaining-service-life estimate and a repair-versus-replace recommendation with numbers you can put in a capital budget — including the version where the answer is that the roof has years left.
Two questions decide a Dallas commercial re-roof: does it drain positively, and what is under the membrane. The first determines whether Dallas's 1512.1 exception applies to you. The second determines layers, insulation condition and deck type. Neither is answerable from the parking lot.
Dallas adopted the 2021 IBC and IRC by Ordinance 32424 on 28 March 2023 with its own local amendments on top. We scope to those — including the low-slope re-roof exceptions — rather than to a generic Texas specification that would have you buying work the city does not require.
Dallas prices the building permit as a formula: 0.009525 times declared valuation under $60,000. Work started before the permit issues has the fee doubled — the code says shall, not may — and concealment before inspection carries a further $200 per trade. We pull it first and phase so the building stays open.
Photographic record of the deck, insulation, attachment, flashing and finished field, inspection signed off, warranty registered. A commercial roof is a balance-sheet asset and it should have documentation to match.
The default for Dallas low-slope replacement. Reflective, which matters on a black-roofed building in a Texas summer, with mechanically attached and fully adhered options and manufacturer warranties running past twenty years.
Two- and three-ply systems that tolerate foot traffic around rooftop equipment far better than single-ply. The right answer on a building with heavy mechanical service access, which describes a great deal of Dallas's commercial inventory.
Extends service life without a tear-off where the membrane is sound and the insulation is dry. Genuinely the right call on some buildings and genuinely the wrong one on others — cores decide, not preference.
Written warranty on the installation, separate from the manufacturer's system warranty. We have operated from the same building since 2019, which is the part of any warranty that actually matters.
Available on qualifying single-ply and modified bitumen systems, subject to manufacturer inspection and to the system being installed to their published specification.
Drains, laps, terminations and penetrations checked before the first full storm season is behind you — which in Dallas County means before the April peak.
Don't see your question? Call us at (469) 936-7663 — we're happy to talk it through.
Not automatically, and Dallas is more favourable here than most Texas cities. Dallas's amended IBC Section 1512.1 means a low-slope roof that drains positively does not trigger a required re-pitch to quarter-inch-per-foot, and does not trigger a required overflow-scupper retrofit, at re-roof. Whether your roof drains positively is a field determination — and it is the first thing we assess, because it can be the difference between a roof and a drainage redesign.
Dallas prices it as a formula rather than a flat fee: 0.009525 times the declared valuation for work under $60,000. If work begins before the permit issues, the code states the fee shall be doubled — mandatory, not discretionary. There is also a $200 per trade concealment fee where work is covered before it has been inspected.
Because the price depends entirely on what is under the membrane and none of it is visible from above. Cores establish how many layers exist, what the insulation is, whether it is wet, and what the deck is made of. A commercial bid produced without cores is a guess, and the gap between the guess and reality arrives as a change order once the roof is open.
Sometimes, and when it fits it is an excellent option — service life extended, no tear-off, minimal disruption to your tenants. But it only works where the existing membrane is sound and the insulation is dry, which we establish with cores. Coating over wet insulation traps the water and converts a roof problem into a deck problem a few years later.
The 2021 International Building Code, adopted with local amendments by Ordinance 32424 on 28 March 2023. The amendments matter more than the edition here — particularly the low-slope re-roof exceptions in the amended 1512.1, which several neighbouring cities do not have.
That is most of what commercial phasing is. We sequence so the building stays open, dry in every section we open before the day ends, agree staging in advance rather than negotiating it in your loading dock, and run a written hot-work plan with a fire watch on any torch or hot-air application.
Yes, and in Dallas that means knowing which regime applies. In one of the city's 21 Landmark Historic Districts a re-roof needs a Certificate of Appropriateness approved before the work, reviewed by staff, the neighbourhood and the Landmark Commission. In one of the 17 Conservation Districts there is no Certificate of Appropriateness for a re-roof. Two buildings a few blocks apart can face completely different timelines.
NOAA logged 202 hail reports across 66 distinct hail days from 2015 through 2025 — eighth in Texas and 42nd nationally by hail days. April is the peak, with a real secondary September cluster. The largest stone in that window was 4.00 inches at Cedar Hill on 12 June 2023. On a low-slope roof hail damage is frequently invisible until the membrane starts failing, which is why post-storm surveys matter on commercial property.
Free inspection, honest scope, real warranty. Most service work scheduled within 24–48 hours.
(469) 936-7663