Protect the Asset.
Roofing Division · CommercialServing Western North Carolina
Preserve the Operation.
Commercial roofing for Western North Carolina property owners and managers. New installations, replacements, maintenance programs, and emergency response — executed with operational awareness and professional coordination.
Quick answer
What is commercial roofing, and which buildings need it?
Commercial roofing covers low-slope and flat roof systems on business, multi-family, and institutional buildings — including maintenance, repairs, and full replacement. Scheduling around occupancy and keeping the building operational matters as much as the roof detail itself. Highlander serves commercial property owners and managers across Western North Carolina.
- Low-slope and flat roof systems
- Maintenance, repair, and replacement scopes
- Work sequenced around building operations
A commercial roof is infrastructure. It should be managed like one — with planning, precision, and a partner who understands operations.
Highlander provides commercial roofing services for property owners, managers, and businesses across Western North Carolina. From new construction and full replacements to ongoing maintenance programs, we approach every commercial project with the coordination, documentation, and operational awareness that commercial clients require.
Commercial Roofing
Services.
New Construction Roofing
Complete roofing systems for new commercial builds — from pre-construction coordination through final inspection. We integrate with general contractors and project managers to deliver on schedule.
Roof Replacement & Re-Roofing
Full tear-off and replacement or recovers for aging commercial roofs. We evaluate existing conditions, recommend the optimal system, and execute with minimal operational disruption.
Preventive Maintenance Programs
Scheduled inspection and maintenance programs that extend roof life, preserve warranty coverage, and catch small issues before they become emergency repairs.
Emergency Repair & Response
Rapid emergency response for active leaks, storm damage, and critical failures. Temporary weatherproofing followed by permanent repair.
Roof Coatings & Restoration
Elastomeric and silicone coating systems that extend the life of existing commercial roofs by 10–15 years at a fraction of replacement cost.
Roof Condition Assessments
Comprehensive roof evaluations with written reports, photo documentation, and capital planning recommendations for property managers and ownership groups.
Commercial Roofing
Systems We Install.
The right system depends on your building, your budget, and your long-term plan. We recommend based on performance — not margin.
TPO Single-Ply Membrane
Thermoplastic polyolefin membrane systems — the most widely specified commercial roofing system in North America. Energy-efficient, highly reflective, and excellent for flat and low-slope applications.
Best for: Retail, office, warehouse, and institutional buildings
- Heat-welded seams for superior leak resistance
- Energy Star rated reflectivity
- manufacturer system warranties available
EPDM Rubber Roofing
Ethylene propylene diene monomer — a proven, durable rubber membrane with decades of performance history. Excellent UV and ozone resistance with low lifecycle cost.
Best for: Industrial, warehouse, and large footprint buildings
- Proven 40+ year track record
- Superior flexibility in cold weather
- Low maintenance requirements
Standing Seam Metal
Concealed-fastener and structural standing seam panels for commercial applications requiring long-term performance, aesthetic quality, and superior wind resistance.
Best for: Mixed-use, hospitality, retail, and high-visibility commercial
- 50+ year material lifespan
- Class A fire rating
- Exceptional wind uplift resistance
Modified Bitumen
Multi-ply modified bitumen systems for flat and low-slope roofs requiring superior waterproofing, puncture resistance, and repairability.
Best for: Multi-tenant, mechanical equipment areas, high-traffic roofs
- Excellent puncture resistance
- Multiple redundant waterproofing layers
- Easy to repair and maintain
Your Business Keeps Running.
We Plan Around It.
Commercial roofing happens on occupied buildings with active operations. We plan every project to minimize disruption to your tenants, customers, and daily business.
Pre-Project Planning
We develop a detailed work plan that accounts for your business hours, tenant schedules, and operational sensitivities before mobilizing.
Phased Execution
Large-footprint projects are executed in phases, ensuring your building remains operational and weather-tight throughout the process.
Noise & Access Management
We coordinate noisy operations around your peak business hours and manage material staging, equipment placement, and crew access to minimize impact.
Daily Communication
Your project manager provides daily progress updates and is available to address any concerns in real time — not after the fact.
Built for the Way
You Manage Buildings.
We understand that property managers need more than a good roofer — you need a partner who provides documentation, communicates proactively, and helps you manage roof assets across your portfolio.
Capital Planning Support
Detailed condition reports with remaining life estimates, recommended intervention timelines, and budget projections help you plan capital expenditures with confidence.
Documentation & Reporting
Every inspection, repair, and project is documented with photographs, written reports, and warranty information — organized for your records and your ownership group.
Scheduled Maintenance Programs
Bi-annual or quarterly inspection programs that catch small issues early, extend roof life, and demonstrate due diligence to ownership and insurance carriers.
Multi-Property Relationships
We manage roofing programs across multiple properties for several WNC property management groups — providing consistent service, consolidated reporting, and priority scheduling.
Managing a commercial roof asset?
Let's discuss your building, your timeline, and your long-term plan.
How a Commercial Project
Works With Highlander.
Initial Consultation
We meet on-site to understand your building, your operational constraints, and your goals. We listen before we recommend.
Roof Assessment & Report
A thorough inspection with detailed documentation, including current condition, identified issues, remaining life estimate, and recommended action.
System Recommendation & Proposal
A clear, detailed proposal specifying the recommended system, materials, scope, timeline, warranty, and cost — with alternatives if appropriate.
Pre-Construction Coordination
We develop a work plan accounting for your schedule, tenant communication, material staging, equipment access, and phasing strategy.
Execution & Quality Control
Our crews execute the scope with daily oversight, quality checkpoints, and proactive communication. We don't leave until it's right.
Final Inspection & Handover
Walk-through with your team, complete documentation package, warranty registration, and introduction to our ongoing maintenance program.
Commercial Credentials.
Licensed & Insured
Full commercial liability coverage
Manufacturer Certified
CertainTeed commercial applicator
Rapid Response
Emergency repair availability
15+ Years
Commercial roofing experience in WNC
Multi-Property
Programs for management groups
Manufacturer Systems
CertainTeed-credentialed installation
Luke Smith
Owner & Founder
Kristy Smith
Owner & Financial Manager
Who shows up at your property.
Highlander Building Services is owned and operated by Luke and Kristy Smith. Every project gets a single named point of contact from inspection through completion — backed by Western NC-based crews and a Franklin office that answers the phone.
One named contact
Same person from quote to final walkthrough.
Western NC crews
Based in Franklin, not a traveling subcontractor network.
Owner-led
Luke and Kristy set the standards the team follows.
Pick the next step that fits
Some people need someone on the roof this week. Others are six months out and still gathering information. Both are welcome — start wherever you actually are.
Get eyes on it and a number in writing
On-site look, photo documentation, and a written scope you can compare line by line.
- 4.8★ Google · 158 reviews
- Licensed and insured
- Crews based in Franklin, serving Western North Carolina
What actually drives commercial roofing cost here
We do not publish a headline price, because a number pulled off a chart is not an estimate — and in Western North Carolina, two properties on the same street can price very differently. What we can do is show you every variable that moves the number, then put a written scope in your hands.
Square footage and roof system
TPO, EPDM, modified bitumen, and metal price differently per square, and assembly requirements change with building use and deck type.
Tear-off versus recover
Existing layers, saturated insulation, and deck condition decide whether a recover is legitimate or whether full removal is the honest recommendation.
Penetrations and curbs
Rooftop units, vents, drains, and curbs are where commercial roofs fail. Detail count drives labor more than open field area does.
Operating around your business
Night or weekend phasing, occupied-space protection, and staged sections cost more than an empty-building schedule, and we say which one we are quoting.
Site access
Narrow gravel drives, steep grades, and tight tree lines change how materials get staged and how debris comes off the property — sometimes by hand instead of by truck.
What your written estimate includes
- On-site measurement and photo documentation of current conditions
- Grouped-cost scope: tear-off, decking allowance, underlayment, roofing system, flashing, ventilation, cleanup
- Named material specifications and color selections, not generic allowances
- A per-sheet decking rate so hidden rot has a known price before we open the roof
- Projected schedule window and the weather assumptions behind it
Want a real number?
Tell us the building and the roof system. We assess it on site, document conditions and penetrations, and send a line-item scope with phasing options for an occupied building.
Common concerns, answered straight
The five questions we hear most often — and exactly what we do about each one.
"I don't know what this will cost."
We measure your roof on site and send a written, grouped-cost scope that names materials, quantities, and labor line by line. You see what drives the number before you decide anything, and nothing is added later without a signed change order.
"I don't want to fight my insurance company."
We document the damage with dated photos and a written condition report you can submit with your claim, and we can meet the adjuster on site so everyone is reading the same roof. We do not decide your claim, but we make sure the evidence is complete and the scope language is clear.
"Contractors always run behind."
Mountain weather moves schedules, so we build the calendar around real weather windows and tell you the plan in writing before materials are ordered. If a date shifts, you hear it from your project contact the same day rather than finding out from an empty driveway.
"Who is actually showing up at my house?"
Our crews are Franklin-based and led by a foreman you meet before work starts, not a rotating pool of day labor. You get one named point of contact for the whole project and daily progress updates while the crew is on your property.
"I'll be cleaning up nails for a year."
We tarp landscaping and staging areas, keep debris moving to the dumpster through the day, and run magnetic sweeps of the drive and lawn before we leave each evening. The final walkthrough is done with you, and anything you spot gets handled before we call it complete.
What homeowners say about our commercial roofing work
"We manage 14 rental properties across Macon County. Highlander handles all roofing maintenance, emergency repairs, and documentation. Their consistency and communication make our property management significantly easier."
"After three bad experiences with other contractors, we were skeptical. Highlander changed that completely. James came out personally, gave an honest assessment — no pressure, no upselling. The install crew was clean, fast, and meticulous."
NC GC #87668
Licensed NC General Contractor · fully insured
Family-owned in Franklin since 2017
Showrooms in Franklin & Sylva
4.8★ · 158 Google reviews (as of September 2026)
Google Business Profile reviews
19 WNC towns served
Across 10 mountain counties
Recent: Metal Roofing
Highlands, NC · 3,200 sq ft roof replacement
Common Questions.
We work on retail centers, office buildings, warehouses, industrial facilities, churches, schools, restaurants, multi-family residential, mixed-use buildings, and HOA-managed properties across Western North Carolina. If it has a commercial roof, we're equipped to assess, maintain, repair, or replace it.
Absolutely. We develop project-specific work plans that account for your operating schedule, noise sensitivities, and tenant requirements. Many of our commercial projects involve early-morning starts, phased execution, or weekend scheduling to minimize disruption.
Yes. We offer bi-annual and quarterly maintenance programs that include scheduled inspections, minor repairs, drain clearing, and detailed condition reporting. These programs extend roof life, maintain warranty compliance, and give property managers documentation for ownership reporting.
We install TPO, EPDM, standing seam metal, modified bitumen, and commercial coating systems. The right system depends on your building type, slope, budget, energy goals, and expected service life. We'll recommend the best option for your specific situation.
Timeline depends on building size, system complexity, and weather. A 10,000 sq ft TPO installation typically takes 5–10 working days. Larger or more complex projects are phased accordingly. We provide a detailed timeline during the proposal phase.
If your commercial roof is under manufacturer warranty, we can assess the issue, determine whether it qualifies for warranty coverage, and coordinate with the manufacturer on your behalf. We'll be transparent about what's covered and what isn't.
Yes. We're happy to provide references from property managers, building owners, and general contractors we've worked with across Western North Carolina. We believe our work and our relationships speak for themselves.
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- Commercial Roofing in Franklin
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- Commercial Roofing in Cashiers
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- Commercial Roofing in Sylva
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- All Service Areas
Every Western North Carolina town we cover.
- Virtual Roof Designer
Upload a photo of your home and preview roofing materials and colors before you decide.
- Get My Written Estimate
Written scope from a Western NC team — 828-524-7773.
Your Roof Protects Your Investment.
We Protect Your Roof.
Whether you're planning a replacement, evaluating a new building, or looking for a long-term maintenance partner — let's have a straightforward conversation about your commercial roofing needs.