TPO Roof at the End of Its Life? Here's What to Do

Your TPO roof is at or approaching the end of its warranty. The contractor who installed it is recommending replacement. Before you sign anything, here's what you should know.

Get an Independent Inspection First

Before accepting any recommendation, get a professional inspection with core samples from a contractor who offers both restoration and replacement. The installing contractor has an incentive to recommend replacement — that's the higher-dollar job. An independent assessment gives you unbiased data.

Check the Moisture Level

The key question is: how much of the insulation beneath your TPO is wet? If it's under 25%, restoration is almost certainly viable. If it's over 25%, replacement becomes more cost-effective. Core samples and an infrared scan will give you this data precisely.

The Restoration Option

If your roof qualifies, a silicone restoration membrane (SRM) can be applied over the existing TPO — sealing all failing seams, creating a completely new waterproof surface, and issuing a new 10–20-year manufacturer's warranty at $2.50–$4.50 per square foot. Compare that to replacement at $7–$12 per square foot.

If Replacement Is Truly Necessary

If moisture levels disqualify restoration, consider what replacement system to install. Spray foam is worth evaluating — it provides the renewable warranty that prevents you from facing this same decision again in 20 years.