Shain Roofing Headquarters in Livonia, MI
Our Shop, Our Crews, Your Livonia Roof
Family owned. Our own crews, no subcontractors. More than 140 years of combined experience, based in Livonia, where our shop and crews are based.
The Roofing Company Headquartered in Livonia
Shain Roofing & Sheet Metal is a family owned roofing company based in Livonia. Our shop and our crews work out of 11845 Brookfield Street, so Livonia buildings are the closest roofs we serve. We roof for the plants, warehouses and distribution centers along the Plymouth Road and Schoolcraft Road corridors, the offices around Victor Parkway, the hospital, and the retail centers on Six Mile, Seven Mile and Middlebelt.
Every piece of sheet metal we install is fabricated in house at the Livonia shop, from edge metal to flashings. We install, repair and maintain EPDM rubber, TPO and PVC, modified bitumen, built-up, metal and coating systems. When a roof leaks, our own crews handle commercial roof repair in Livonia, backed by 24/7 emergency leak repair.
What Livonia's Commercial Roofs Are Up Against
Livonia is an industrial city. The City of Livonia counts more than 4,000 businesses and over 33 million square feet of industrial space, with less than a 3% vacancy rate. That industry is concentrated in a 6 square mile corridor that combines CSX mainline tracks with expressway access to I-96 and I-275. Ford Motor Company leads the city’s top employers, with Amazon, UPS, Roush and Trinity Health also on Wayne County’s list.
The wider market is tight. Newmark’s first-quarter 2026 report puts Western Wayne County industrial inventory at 72,253,922 square feet, with vacancy down 70 basis points to 3.5% after 543,979 square feet was absorbed. No active construction was underway in the submarket. One of the quarter’s larger Livonia deals was CMAC International Corporation’s lease of 214,393 square feet at 12001 Sears Street. Livonia office vacancy stood at 31.36% in 2025, above Michigan’s 22.02% average, according to CommercialCafe.
That mix shapes the roofing work. The industrial base traces to the postwar boom, when General Motors built a transmission plant in the township in 1948 and Ford opened a major parts depot in 1949. Older plants carry aging decks, layers of past repairs and heavy rooftop equipment. Newer distribution buildings carry very large single membranes with long drain runs and dozens of curbs and penetrations. Full buildings cannot afford leaks over a tenant’s inventory, and half-empty offices need roofs that hold up without large capital spend.
Where We Work in Livonia
Livonia’s commercial buildings sit in a handful of clear zones. Industry runs along Plymouth Road and Schoolcraft Road near the CSX tracks, I-96 and I-275. Offices cluster around Victor Parkway. Retail sits at Six Mile, Seven Mile and Middlebelt. All of it is a short run from our Brookfield Street shop.
- Plymouth Road corridor: Home to the Plymouth Road Development Authority district and the Ford Livonia Transmission Plant. Heavy manufacturing roofs with large footprints, older decks and plenty of rooftop equipment.
- Schoolcraft Road and I-96: Livonia Corporate Center at 28501 Schoolcraft covers roughly 2,020,000 square feet in four buildings on the former Ladbroke race track. Low-slope membranes from 2001 and 2018.
- Amrhein and Eckles Roads: Livonia West Commerce Center on the former GM Delco Chassis site, including a one million square foot precast distribution center. Single-ply roofs with long drain runs.
- Victor Corporate Park: North Livonia office park on Victor Parkway with connectivity to I-275, I-696, I-96 and M-5. Mid-size office roofs where mechanical units and drains need regular attention.
- Laurel Park Place: A 574,368 square foot regional shopping destination at 37700 W Six Mile Road, anchored by Von Maur and Dunham’s. Large retail membranes with many tenant penetrations.
- Wonderland Village: Middlebelt and Plymouth, where the former Wonderland mall was rebuilt as an open-air center with Target and Walmart in 2007. Big-box roofs from the mid-2000s.
- Livonia Marketplace: The 325,000 square foot Seven Mile center that replaced Livonia Mall in 2010, anchored by Kohl’s and Walmart. Long low-slope runs over inline retail.
Markers show the corridors and buildings named on this page, placed at the corridor or a representative address. The red dot is our Livonia shop.
Built for Livonia Winters
The National Weather Service’s 1991 to 2020 normals for Detroit Metro Airport put annual snowfall at 45.0 inches and annual precipitation at 34.32 inches. January averages a low of 19.2 F and a high of 32.3 F, so a typical January day swings across the freezing point. Recent seasons ran close to normal, with 44.9 inches in 2020-21 and 43.7 inches in 2019-20. A third-party ASCE 7-22 lookup lists the Wayne County ground snow load at 20 pounds per square foot, and we confirm the design value with the city on every job.
On a flat roof that means water and ice. Melt refreezes at seams, flashings and drain bowls, and each cycle works at the laps. Drifted snow against parapets and rooftop units loads older decks unevenly. Clogged drains leave ponding that adds weight and shortens membrane life. Properly formed edge metal and flashings, fabricated in house at our Livonia shop, shed water where roofs fail first. A maintenance program clears drains before the first storm and checks seams after the thaw.
Roof Systems We Install in Livonia
No single system fits every Livonia building. A postwar plant, a 2018 distribution center and a 2010 retail center each call for a different approach. As a certified TREMCO and FIRESTONE contractor we install, repair and maintain the six systems below, all with our own crews working out of the Brookfield Street shop.
EPDM Rubber Roofing
Black rubber membranes suit Livonia’s older manufacturing and warehouse roofs along Plymouth Road, where a durable, repairable system over a long-serving deck matters more than reflectivity.
TPO and PVC Roofing
White single-ply is the common choice on large distribution buildings around Schoolcraft, Amrhein and Eckles. Heat-welded seams handle long drain runs and dozens of dock-side penetrations.
Modified Bitumen Roofing
Multi-ply modified bitumen gives a tough, redundant surface for office roofs around Victor Parkway and medical buildings that see constant foot traffic from mechanical service.
Built-Up Roofing (BUR)
Built-up roofing still covers many postwar Livonia plants. We repair and restore existing BUR, and replace it when the felts and the deck below have reached the end.
Metal Roof Systems
Standing seam and architectural metal fit retail fronts, canopies and steeper sections at the centers on Six Mile and Seven Mile. Our in-house sheet metal shop fabricates the trim, edge and flashings.
Roof Coating Systems
Fluid-applied coatings extend sound roofs on Class A industrial buildings from the 1990s, adding reflectivity and years of service without a tear-off or disruption to the tenant below.
Permits and Codes for Livonia Roof Work
Commercial roof permits in Livonia run through the City of Livonia Inspection Department (Building & Ordinance) at 33000 Civic Center Drive in the City Hall Annex, phone (734) 466-2580. The department handles permits, plan review and inspections for commercial building work, and posts its commercial permit forms and fee schedule online. The city’s pages do not spell out a rule for commercial re-roofs or for the number of roof layers allowed, so each job is confirmed with the department.
Shain Roofing handles the permit application, the plan review submittals and the inspection scheduling as part of the job, so your project moves forward without a trip to City Hall on your part.
Shain Roofing is Proud to be:
A Certified TREMCO Contractor
A Certified FIRESTONE Contractor
A Member of the NRCA (National Roofing Contractors Association)
Roofs of Every Size, From Plants to Plazas
Livonia’s roofs run from the enormous to the everyday. The Ford Livonia Transmission Plant at 36200 Plymouth Road encloses 3,300,000 square feet on 182 acres. Roush’s network in the city covers over 3,000,000 square feet of development space. Amazon’s $90 million fulfillment center opened on Eckles Road in 2017, and Livonia West Commerce Center 2 broke ground nearby in July 2021 with a 365,000 square foot cross-dock and 92 trailer docks. Trinity Health Livonia is a 304-bed hospital with a 154,000 square foot addition. A 42,522 square foot Class A building at 32235 Industrial Road sold in December 2025. We do not roof by size. The same crews handle a 10,000 square foot plaza and a distribution center.
Why Livonia Building Owners Hire Shain Roofing
Shain Roofing is headquartered at 11845 Brookfield Street in Livonia, so this is home. The shop, the fabrication floor and the crews are here, which makes Livonia buildings the closest roofs we serve for inspections, maintenance visits and emergency leak calls. We are family owned and operated, with more than 140 years of combined experience across the team. We do not use subcontractors.
Sheet metal fabrication in Livonia happens in our own shop, so edge metal and flashings are formed to fit your roof. We are a certified TREMCO contractor, a certified FIRESTONE contractor and a member of the National Roofing Contractors Association. Our crews install, repair, restore and maintain EPDM, TPO and PVC, modified bitumen, built-up, metal and coating systems, and we answer 24/7 for emergency leak repair. From Livonia we cover Wayne, Oakland, Macomb, Washtenaw and Genesee counties.
Local data sources: City of Livonia, Choose Livonia (business and industrial base); Newmark, Detroit Industrial Market Report, first quarter 2026; CommercialCafe, Livonia office market trends; City of Livonia Inspection Department (Building & Ordinance); National Weather Service Detroit, 1991-2020 climate normals; Snow Load by Zip, Michigan ground snow loads (ASCE 7-22); Ashley Capital, Livonia Corporate Center case study. Figures are as published by those sources and are provided for context. Every roof is assessed on site.
Get a Livonia Roof Assessment
Your roof is closest to our shop, so start with a look. We will walk the roof, check the seams, flashings and drains, and tell you what needs attention now and what can wait. Call Shain Roofing at (734) 524-0155 or request a free estimate for commercial roof repair, replacement or maintenance in Livonia.
