The warranty that accompanies a commercial roofing installation is one of the most important and most misunderstood components of the entire investment. Many building owners sign off on a roofing contract with only a vague understanding of what their warranty actually covers, how long it lasts, and what they need to do to keep it valid. That lack of clarity can lead to unpleasant surprises years down the road when a problem arises and the warranty does not respond the way the building owner expected.
At Windward Roofing & Construction, we believe that warranty education is a fundamental part of our responsibility to our clients. Over 40 years, we have helped building owners across the Midwest navigate warranty options, file warranty claims, and maintain their roofs to preserve coverage. This guide explains the major types of commercial roofing warranties, what they cover and do not cover, and how to make sure your warranty actually protects you when you need it.
The Three Main Types of Commercial Roofing Warranties
Commercial roofing warranties generally fall into three categories. Understanding the differences between them is essential for making informed decisions about your roofing investment.
1. Material-Only Warranties (Standard Manufacturer Warranty)
A material-only warranty, sometimes called a standard manufacturer warranty, covers defects in the roofing materials themselves. If the membrane, insulation, or other components fail due to a manufacturing defect during the warranty period, the manufacturer will provide replacement materials at no charge.
What it covers: Manufacturing defects in the roofing products. If the membrane deteriorates prematurely due to a formulation flaw, or if a roll of membrane arrives with embedded foreign material that causes premature failure, the material-only warranty responds.
What it does not cover: The labor cost to remove the defective material and install the replacement, which can represent 50 percent or more of the total repair cost. It also does not cover damage caused by improper installation, lack of maintenance, weather events, foot traffic, or any cause other than a manufacturing defect in the product itself.
Typical term: 10 to 15 years, though some manufacturers offer up to 20 years on certain products.
Cost: Included with the purchase of the roofing materials at no additional charge.
Material-only warranties provide the most basic level of protection. While they cover the products themselves, the building owner is responsible for all labor costs associated with any warranty repair. For this reason, many building owners opt for more comprehensive warranty coverage.
2. System Warranties (Materials and Labor)
A system warranty, also called a manufacturer's system warranty or a materials-and-labor warranty, covers both the roofing materials and the labor required to repair or replace them if a covered defect occurs. System warranties are issued by the roofing manufacturer but require that the installation be performed by a contractor who meets the manufacturer's certification or authorization requirements.
What it covers: Manufacturing defects in the roofing products plus the labor required to remediate the defect. If a covered failure occurs, the manufacturer arranges and pays for the repair, including the cost of a contractor to perform the work.
What it does not cover: Damage from improper maintenance, unauthorized modifications, weather events (unless specifically included), ponding water, structural issues, and most consequential damages to building contents or interior finishes.
Typical term: 15 to 20 years, with some manufacturers offering up to 25 years.
Cost: System warranties carry an additional cost above the material-only warranty, typically charged as a per-square-foot premium. The exact cost depends on the manufacturer, the warranty term, and the coverage level.
System warranties represent a significant step up from material-only coverage because they eliminate the building owner's exposure to labor costs for covered repairs. However, most standard system warranties include a dollar limit, meaning the total coverage is capped at the original cost of the roofing materials or a specified amount per square foot.
3. No Dollar Limit (NDL) Warranties
NDL warranties are the gold standard of commercial roofing warranty protection. As the name indicates, there is no cap on the dollar amount the manufacturer will spend to repair or replace the roofing system during the warranty period.
What it covers: The full cost of repairing or replacing the roofing system, including all materials and labor, with no dollar limit, for the entire warranty term. If the roof fails due to a covered defect in year 19 of a 20-year NDL warranty, the manufacturer covers the entire cost of remediation, even if that cost exceeds the original installation price.
What it does not cover: Like other warranties, NDL warranties exclude damage from lack of maintenance, unauthorized work, weather events (unless specifically added as a rider), and consequential damages. The specific exclusions vary by manufacturer and should be reviewed carefully.
Typical term: 20 to 30 years.
Cost: NDL warranties are the most expensive warranty option, with premiums typically ranging from $0.15 to $0.50 per square foot above the cost of a standard system warranty, depending on the manufacturer, term, and any additional riders.
NDL warranties are available only through manufacturers' certified or authorized contractor programs. This requirement exists because the manufacturer is assuming significant long-term financial risk, and they need confidence that the installation was performed correctly. At Windward Roofing, we maintain certifications with Carlisle, Versico, Johns Manville, Elevate, and other leading manufacturers, enabling us to offer NDL warranty options on the TPO, EPDM, and other systems we install.
Contractor Workmanship Warranties
In addition to the manufacturer warranty, most commercial roofing contractors provide their own workmanship warranty that covers errors in the installation process.
What it covers: Defects or failures that result from improper installation by the contractor, as distinguished from defects in the materials themselves. Examples include improperly welded seams, incorrectly detailed flashings, and inadequate fastener placement.
Typical term: 2 to 10 years, with 5 years being common.
The catch: A contractor's workmanship warranty is only as reliable as the contractor's ability to honor it. If the contractor goes out of business during the warranty period, the warranty becomes worthless. This is one of the strongest arguments for choosing an established contractor with demonstrated financial stability and a long operating history. A five-year workmanship warranty from a 40-year-old company carries far more real-world value than a 10-year warranty from a company that opened last year.
It is also worth noting that when a building owner has an NDL warranty from the manufacturer, the contractor's workmanship warranty becomes less critical because the NDL warranty covers both materials and labor regardless of whether the failure was caused by a material defect or an installation error.
How Manufacturer Certification Programs Work
Manufacturer certification programs are the gateway to premium warranty offerings. Understanding how these programs work helps building owners appreciate why contractor selection directly affects warranty options.
Certification requirements. To become a certified or authorized contractor, a roofing company must typically demonstrate a minimum number of years in business, complete manufacturer-specific training programs for their installation crews, maintain required insurance coverage levels, pass quality inspections on completed projects, and meet annual volume or performance requirements.
Tiered programs. Most manufacturers operate tiered certification programs with escalating requirements and benefits. Entry-level certification may allow the contractor to offer standard system warranties, while higher-tier certification unlocks NDL warranty capability, extended warranty terms, and enhanced wind and hail coverage options.
Manufacturer inspections. For projects with manufacturer-backed warranties, the manufacturer typically sends an independent inspector to verify that the installation meets their specifications. This inspection occurs during and after construction and must be passed before the warranty is issued. This third-party quality control provides an additional layer of protection for the building owner beyond relying solely on the contractor's self-assessment.
What Voids a Commercial Roofing Warranty
Perhaps more important than understanding what a warranty covers is understanding what can invalidate it. Building owners who unknowingly void their warranty lose the protection they paid for.
Failure to maintain. Nearly all commercial roofing warranties require the building owner to perform regular maintenance, including biannual inspections, drain cleaning, sealant renewal, and prompt repair of damage. If the manufacturer investigates a warranty claim and finds that the roof was not maintained according to the warranty requirements, they can deny the claim. Maintaining detailed records of all inspections and maintenance activities is essential.
Unauthorized modifications. Making changes to the roof without manufacturer approval can void the warranty. This includes adding new penetrations for HVAC equipment, satellite dishes, or plumbing vents; installing rooftop solar panels; and attaching signage or equipment supports. Any modification to the roof should be performed by a certified contractor using manufacturer-approved methods, and the manufacturer should be notified if required by the warranty terms.
Unauthorized repairs. If a leak or damage occurs and the building owner has an uncertified contractor or maintenance worker perform the repair using incompatible materials or improper methods, the warranty can be voided not just in the repaired area but potentially across the entire roof. Always contact the warranty issuer or the original installing contractor before performing any repairs.
Failure to report damage. Most warranties require the building owner to report damage or leaks within a specified timeframe, often 30 to 60 days. Delaying notification can give the manufacturer grounds to deny a claim, particularly if the delay resulted in additional damage that could have been prevented with timely reporting.
Ponding water. Many warranties exclude damage caused by ponding water, defined as water that remains on the roof surface for more than 48 hours after the last rainfall. If your roof has chronic ponding water issues, address them proactively to protect both the roofing system and the warranty coverage.
Additional Warranty Riders and Enhancements
Many manufacturers offer optional riders that expand warranty coverage beyond the standard terms.
Wind coverage. Standard warranties may exclude or limit coverage for wind damage. Wind riders add coverage for damage caused by winds up to a specified speed, such as 55, 72, or 110 miles per hour, depending on the rider purchased and the roof's design wind rating.
Hail coverage. Similar to wind riders, hail coverage riders protect against damage from hailstones. Given that Illinois falls within the Midwest hail belt, hail coverage is a particularly worthwhile consideration for building owners in our service area.
Consequential damage coverage. Some manufacturers offer riders that cover a limited amount of interior damage caused by a warranted roof failure. This coverage is typically capped at a modest amount and has strict documentation requirements, but it provides additional protection beyond the roof system itself.
Choosing the Right Warranty for Your Building
The appropriate warranty level depends on your building's value, your risk tolerance, your maintenance capacity, and your expected ownership horizon.
Material-only warranties may be sufficient for budget-constrained projects, buildings with a short remaining ownership horizon, or situations where the building owner has a reliable maintenance team and a trusted relationship with a local contractor who can handle any repairs at reasonable cost.
System warranties provide a strong balance of protection and cost for most commercial building owners. They eliminate labor cost exposure for covered repairs and provide the backing of a major manufacturer.
NDL warranties are the best choice for building owners who want the maximum possible protection, are planning to own the building for the long term, or need to demonstrate strong warranty coverage for tenants, lenders, or investors. The additional cost of an NDL warranty is typically modest relative to the total roofing investment and the value of the extended protection.
How to File a Warranty Claim
When a roofing problem occurs that you believe should be covered by your warranty, follow these steps.
Review your warranty document. Before filing a claim, review the warranty terms to confirm that the type of issue you are experiencing is covered and that you have met all maintenance requirements.
Document the problem. Photograph the damage or defect, both from the roof surface and from the interior if applicable. Note the date the problem was discovered and any weather events that may have contributed.
Notify the warranty issuer. Contact the manufacturer's warranty department, typically by phone and in writing, within the timeframe required by the warranty. For contractor workmanship warranties, contact the installing contractor directly.
Cooperate with the investigation. The manufacturer will typically send an inspector to evaluate the claim. Provide access to the roof and any maintenance records they request. The inspector's findings will determine whether the claim is approved.
Follow through. If the claim is approved, the manufacturer will arrange for the repair, usually through a certified contractor. If the claim is denied, request a written explanation and consider whether there are grounds for appeal.
Warranty Considerations When Selling a Building
Commercial roofing warranties can add meaningful value when selling a building, but transferability varies.
Manufacturer warranties are generally transferable to subsequent building owners, though many manufacturers require written notification of the ownership change and may charge a transfer fee. Some warranties limit the number of transfers or reduce the remaining warranty term upon transfer. Check your warranty document for specific transfer provisions and handle the paperwork at the time of sale.
Contractor warranties may or may not be transferable depending on the contractor's policy. Some contractors honor their warranty for any building owner, while others limit coverage to the original contracting party.
When purchasing a building, always request copies of all roofing warranty documents and verify that the warranties are still in effect and transferable. A building with a strong, transferable roof warranty is more valuable than one without.
If you have questions about warranty options for your commercial roofing project, contact Windward Roofing for a detailed consultation. We will help you understand the available options and select the warranty level that provides the right protection for your investment.
Frequently Asked Questions
An NDL (No Dollar Limit) warranty is the most comprehensive warranty available for commercial roofing systems. Unlike standard warranties that may cap coverage at the original cost of materials, an NDL warranty covers the full cost of repairing or replacing a defective roof with no dollar limit, including both materials and labor, for the entire warranty term. NDL warranties are issued by roofing manufacturers and are typically available only through their network of certified or authorized contractors.
Common actions that void commercial roofing warranties include failure to perform required maintenance and inspections, unauthorized modifications or penetrations made by non-certified contractors, installation of rooftop equipment without proper waterproofing details, using incompatible materials for repairs, allowing ponding water to persist without correction, and neglecting to notify the manufacturer of damage within the required timeframe. Always review your warranty documents carefully and follow all maintenance requirements to keep coverage valid.
Commercial roofing warranty terms vary by type and manufacturer. Basic material-only warranties typically last 10 to 15 years. Standard system warranties covering materials and labor range from 15 to 20 years. Premium NDL warranties are available for 20 to 30 years. Contractor workmanship warranties usually cover 2 to 10 years. The appropriate warranty term depends on the building owner's budget, the expected hold period for the property, and the level of risk protection desired.
Both are important and serve different purposes. The manufacturer warranty covers defects in the roofing products themselves, while the contractor warranty covers errors in installation. For the strongest protection, building owners should seek a manufacturer-backed warranty that covers both materials and labor, such as an NDL warranty. This eliminates the gap between the two warranties and provides a single source of accountability. If only one warranty were available, the manufacturer warranty is generally more reliable because manufacturers have the financial resources and longevity to honor long-term warranty obligations.