When you buy something expensive, there’s a sense of security in knowing the warranty has your back. Unfortunately, commercial roofing warranties often don’t deliver that peace of mind.

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Many are written to protect the manufacturer, not the building owner and the fine print can leave you responsible for costs you thought were covered.

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Why So Many Owners Get Burned

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Recent industry surveys show that 84% of building owners never fully read their roofing warranty, and 30 to 40% of claims are denied on the first attempt. Often, it’s not carelessness, it’s simply that the hidden clauses aren’t obvious until it’s too late.

Consider this scenario, it’s 6:25 AM on a Tuesday. Mildew is spreading through Building Two and moisture has reached the walls. You remember your 20-year roof warranty and feel reassured.

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But when the contractor arrives, the explanation is short and painful, “Water has been sitting for more than 48 hours. Ponding voids the warranty.”

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Suddenly, you’re facing a $75,000 repair bill, all because of a single clause you didn’t know existed.

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Nine Hidden Warranty Traps That Can Cost You

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These are some of the most common pitfalls owners discover only after filing a claim,

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1. 48 Hour Ponding Rule. Standing water past 48 hours can void coverage. Poor drainage? Your problem.
   
   
2. Bird Dropping Exclusion. Many warranties exclude damage caused by biological acids.
   
   
3. Low Cost Caps. Coverage might be limited to $150 per 100 sq ft, far below real repair costs.

4. "Approved Contractor Only". You may be locked into a manufacturer's contractor list indefinitely.
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5. ‍Weather Exclusions. "Weather coverage" often excludes wind, hail, or storm damage.
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6. ‍Non Transferable Terms. Selling your building could void the warranty.
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7. ‍Tight Reporting Deadlines. Missing a 15-day notification window can automatically deny a claim.

8. Third Party Work Voids Coverage. Any unapproved technician (HVAC, electrical, plumbing) may nullify coverage.

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Bottom line is, most warranties are designed to limit manufacturer liability, not protect you.

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Questions Every Owner Must Ask Before Signing

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Use this list as a critical filter before committing.
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• What events are actually covered and what’s excluded?
  
  
• Is labor included, or only materials?
  
  
• When does proration begin?
  
  
• What is the dollar cap per square foot?
  
  
• What actions or conditions will void the warranty?
  
  
• How is ponding water defined?
  
  
• Who sets the maintenance requirements?
  
  
• Is the warranty transferable?
  
  
• What are the reporting deadlines for leaks or defects?
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If you’re not asking these questions, you’re exposed.

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A Better Approach

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Some companies now offer plain English warranties with real coverage and nationwide contractor support.

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One facility manager compared three options and chose the only warranty without legal traps. Two years later, a leak occurred, and the contractor simply said, “We’ll be there Thursday. It’s covered.”

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This is what a real warranty looks like, long term, comprehensive coverage, national support, and no hidden exclusions.

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Before You Sign Any Roofing Warranty

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Before signing any roofing warranty, DO THIS.

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• Read the full warranty, not just summaries.
  
  
• Get a plain language breakdown of coverage.
  
  
• Identify all void conditions.
  
  
• Separate labor coverage from material coverage.
  
  
• Review caps and proration schedules.
  
  
• Understand reporting rules and deadlines.
  
  
• Confirm transferability.
  
  
• Document all maintenance and inspections.

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Most warranty failures aren’t accidents, they result from clauses owners didn’t know existed.

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Conclusion

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The commercial roofing industry spends billions on repairs each year. While some costs are unavoidable, a large portion comes from owners discovering that their “full” warranty doesn’t actually cover what they thought it did.

Don’t be one of them. Read, understand, and verify your warranty before you ever need it.

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