Commercial Roofing in Troy, MI
Dry, Sound Roofs for Troy’s Offices, Stores and Shops
Family owned. Our own crews, no subcontractors. More than 140 years of combined experience, based in Livonia and serving Troy and Oakland County.
Commercial Roofing Contractor Serving Troy
Troy is home to about 6,000 businesses and more than 129,000 workers. They fill 21 million square feet of office and engineering space, 7 million square feet of retail and 16 million square feet of manufacturing. Shain Roofing provides commercial roofing in Troy for the owners and facility managers who keep those buildings dry. That means office buildings along Big Beaver Road, retail centers, and the light industrial shops of south Troy.
Our shop sits on Brookfield Street in Livonia, a direct drive to Troy by way of I-96, I-696 and I-75. Our own crews, never subcontractors, install, repair and maintain EPDM rubber, TPO and PVC, modified bitumen, built-up, metal and coating systems. We fabricate our sheet metal in house and answer emergency leak calls 24/7.
What Troy's Commercial Roofs Are Up Against
Troy grew fast between 1955 and 1980 into what planners called a Golden Corridor of corporate offices. The city zoned 200 acres for office use along Big Beaver in 1965, and 1,100 acres had been developed by 2002. South Troy was planned for light industry such as metal and plastics work. The landmarks show the age of the stock. PNC Center opened in 1975, The Centennial in 1983, Troy Technology Park in 1985, and the Columbia Center towers in 1989 and 2000.
Much of that space is now looking for tenants. Cushman & Wakefield’s second-quarter 2026 report puts the Troy office submarket at 13,275,013 square feet with 25.2 percent vacancy, against 18.5 percent for metro Detroit. Newmark’s first-quarter 2026 report measured 23.2 percent vacancy and 119,663 square feet of negative absorption. Troy’s city manager said in October 2023 that the office development of the 70s and 80s left some buildings empty. Industrial space is tighter, with Cushman & Wakefield reporting 4.3 percent vacancy across metro Detroit.
For a roof, that history matters. Office buildings, retail centers and shops of that era usually carry low-slope roofs with large membrane fields, interior drains and rooftop units. Many have been patched or re-covered over the decades, and the decks beneath them date to the original construction. Owners with vacant floors still have to keep the leased floors dry, and a building being repositioned needs a roof that will pass a buyer’s inspection.
Where We Work in Troy
Troy’s commercial buildings cluster along a few corridors. Office towers and retail line Big Beaver Road. Office parks sit along Crooks Road, Wilshire Drive and Technology Drive. Light industry runs along Stephenson Highway and Maple Road in south Troy. We handle commercial roof repair and commercial roof replacement in every one of them.
- Big Beaver Road corridor: Troy’s premier office and retail corridor from west of Coolidge Highway to Rochester Road, where high-rise roofs carry mechanical equipment and penetrations.
- Somerset Collection: 1,450,000 square feet of retail at 2800 W. Big Beaver, the scale of roof where drainage and curb flashings decide how long a membrane lasts.
- Stephenson Highway and Maple Road: south Troy’s historic light industrial zone on flat land with highway access, where shops and small plants need roofs that keep production dry.
- Crooks Road: office buildings such as Lindsey Centre at 2690 Crooks, the former Kelly building now converted to apartments, part of a wave of office repositioning.
- Wilshire Drive: a cluster of office buildings, including 600 Wilshire, a 115,036 square foot property that sold to LA Insurance in the first quarter of 2026.
- Troy Technology Park: 425,777 square feet of Class B office on 28 acres at 1835 Technology Drive, built in 1985, with the roof age that implies.
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 Troy Winters
Troy shares Detroit’s weather. The National Weather Service Detroit/Pontiac 1991-2020 normals put annual snowfall at 45.0 inches and annual precipitation at 34.32 inches. January alone averages 14.0 inches of snow and 2.23 inches of precipitation, with a normal high of 32.3 F and a low of 19.2 F. Roofs thaw and refreeze through the coldest months. The City of Troy Building Department enforces the 2021 Michigan Building Code, in effect since April 9, 2025. Under that code, the design snow load for Oakland County comes from the state code table, not a separate city figure.
On a low-slope roof, that weather shows up in predictable places. Clogged drains hold ponded water into spring. Snow that melts on a mild afternoon runs to seams and flashings, then freezes overnight and pulls at the laps. Drifted snow sits longest against parapets and rooftop units, and older decks feel that weight. A maintenance program catches these problems before they become leaks: cleared drains, sealed pitch pockets, tight curb flashings and a photo record of each visit. At replacement, proper detailing at drains, edges and penetrations matters as much as the membrane.
Roof Systems We Install in Troy
No single system fits every Troy building. An office tower from the 70s, a retail center with dozens of tenant spaces and a south Troy machine shop each need different membranes, insulation and details. We install, repair and maintain all of the systems below, and we fabricate the sheet metal for each one in our own shop.
EPDM Rubber Roofing
EPDM rubber has covered Michigan low-slope roofs for decades. It remains a cost-effective choice for Troy’s light industrial buildings along Stephenson Highway and Maple Road, where simple roof fields suit wide sheets.
TPO and PVC Roofing
White TPO and PVC membranes reflect summer heat and weld at the seams. They fit the office buildings and retail centers along Big Beaver Road and Crooks Road, where rooftop units create many penetrations to flash.
Modified Bitumen Roofing
Modified bitumen handles foot traffic well, which suits office roofs with heavy mechanical service and retail roofs where tenants add equipment. Multiple plies give an extra margin at drains and flashings.
Built-Up Roofing (BUR)
Many Troy office buildings from the 70s and 80s still carry built-up roofs. We repair, restore and replace BUR, and we can tell you whether an existing assembly is a candidate for restoration.
Metal Roof Systems
Standing seam and architectural metal fit the entries, canopies and mansards on Troy retail centers and office parks. Our sheet metal, including edge metal, coping and flashings, is fabricated in our own shop.
Roof Coating Systems
For office and retail roofs that are structurally sound but aging, a coating system can extend service life and reflect heat. Coatings also suit owners of a partly vacant building who need a dry roof without a full replacement.
Permits and Codes for Troy Roof Work
Roofing permits in Troy run through the City of Troy Building Department. The department lists roofing as a building permit item, and roofing permits can be applied for online through BSAonline.com. Non-residential work needs architect-sealed PDF drawings and Planning approvals first, and Chapter 79 General Building Regulations applies. Commercial permits must be extended before they expire. Troy enforces the 2021 Michigan Building Code and the 2021 Michigan Rehab Code for existing buildings.
Shain Roofing handles the permit paperwork and schedules the inspections as part of the job. We coordinate the sealed drawings with your architect where the city requires them, submit the application and meet the inspector on the roof. You get a roof that is documented and closed out properly.
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 Towers to Plazas
Troy’s roofs range from the 25-story PNC Center, the tallest building in the city, to the 1,450,000 square foot Somerset Collection and the shops of south Troy. Corewell Health is adding a 132,000 square foot tower and a 128,000 square foot parking deck at Beaumont Troy, with completion planned for 2030. The former Kmart headquarters at 3100 W. Big Beaver, built in 1969 and vacant since 2006, began coming down in November 2023 to make way for a UM Health center opening in 2027. Troy School District is spending a $555 million bond on its schools, including a new Smith Middle School. Those buildings describe the market, not a client list. Our same crews handle a 10,000 square foot plaza and a distribution center.
Why Troy Building Owners Hire Shain Roofing
Shain Roofing is family owned and operated, with more than 140 years of combined experience across the team. We do not use subcontractors. The crew on your Troy office or retail roof is on our payroll. We are a certified TREMCO contractor and a certified FIRESTONE contractor, and we are a member of the National Roofing Contractors Association.
We fabricate our own sheet metal in Livonia, so coping, edge metal and flashings fit your building instead of a catalog. We install, repair, restore and maintain EPDM, TPO and PVC, modified bitumen, built-up, metal and coating roofs, and we run maintenance programs and inspections. When a Troy roof leaks at midnight, our 24/7 emergency leak repair line answers. We serve Wayne, Oakland, Macomb, Washtenaw and Genesee counties.
Local data sources: City of Troy, Businesses overview; City of Troy Economic Development, Big Beaver corridor and partners; Cushman & Wakefield Detroit Office MarketBeat, Q2 2026; Newmark Detroit Office Market Report, 1Q26; City of Troy Building Department permit requirements; City of Troy Building Department codes currently in effect; NWS Detroit/Pontiac 1991-2020 climate normals; Corewell Health newsroom, Beaumont Troy expansion. Figures are as published by those sources and are provided for context. Every roof is assessed on site.
Get a Troy Roof Assessment
If your Troy office, retail center or shop has a roof you are not sure about, start with an assessment. We will walk the roof, document its condition and give you a straight answer on repair or replacement. Call Shain Roofing at (734) 524-0155 or request a free estimate today.
