What is the difference between a material warranty and a system warranty?

A material-only warranty covers defects in the product. NRCA says it typically provides only replacement material. A system warranty also covers labor to fix covered leaks. Siplast's published guarantee chart shows the split: its Materials Warranty is limited to the original cost of the covered products, while its membrane guarantees carry no dollar limit and include interim and final inspections by a Siplast field technical manager.

What does NDL mean on a commercial roof warranty?

NDL means no dollar limit. Johns Manville states that all its multi-ply guarantees are NDL, and Kemper System America defines NDL as the limit on its liability for covered claims, with no liability for excluded items. NDL describes the cap on covered repairs, not the list of covered causes, so exclusions still apply.

Does a roof warranty mean the roof will not leak?

No. NRCA states that roof system warranties typically do not warrant that the roof will not leak, and that even comprehensive manufacturer warranties generally provide only that the manufacturer will repair leaks from the specific causes named in the warranty.

What do manufacturer warranties commonly exclude?

Published samples list storms and wind above a stated speed, hail, structural or substrate movement, condensation, ponding or inadequate drainage, rooftop equipment and heavy traffic, changes in building use, and repairs or alterations made without the manufacturer's written approval. The speed and the wording differ by manufacturer, so read the sample for your system.

Do I need an authorized applicator for the warranty to be valid?

Usually the manufacturer sets applicator requirements for its warranty. Kemper says its warranties are only available for projects installed by applicator firms and personnel it has trained and approved. Elevate's sample refers to a licensed Elevate applicator. Soprema's sample requires future work by a contractor authorized to install and service its roofing. Ask each bidder which program requirement applies to your roof.

Can I add solar panels or a green roof without voiding the warranty?

Only with the manufacturer's written approval. Johns Manville excludes changes in building usage, including vegetative and solar overlays, unless pre-approved in writing. Olmeck's NDL sample is void if the membrane is overburdened without written approval. This matters in NYC because Local Laws 92 and 94 can require solar, a green roof or both when an entire roof deck or assembly is replaced.

Does a roof warranty transfer to a new building owner?

Not automatically. Johns Manville says its guarantee does not automatically transfer and may require a request, a fee within 90 days and an inspection. Soprema's sample requires a written request within 6 months of the ownership change plus a fee. Kemper and Olmeck samples are not transferable unless the manufacturer agrees in writing. Elevate describes its Red Shield warranty as transferable owner to owner.

How long can a commercial roof warranty last?

It depends on the manufacturer, the system and the program. Johns Manville, Siplast and Elevate publish terms up to 30 years on qualifying systems, while Kemper, WestWood and Olmeck publish 20 or 25 years in the documents we read, and Soprema's samples leave the term blank. Those are the manufacturers' programs, available only on qualifying systems, not a promise from Altius CM. NRCA says warranty length should not be the primary criterion for choosing a roof system.

ROOFING

Commercial Roof Warranties Explained: Material, System, NDL and Workmanship

Published November 8, 2026

What does a commercial roof warranty actually cover?

A commercial roof warranty covers repair of leaks from specific causes named in the document. It does not cover every leak. The National Roofing Contractors Association (NRCA) says warranties “typically do not warrant that the roof system will not leak or is suitable for the project where it is installed,” and that even the most comprehensive materials-and-workmanship warranties “generally provide only that the manufacturer will repair leaks that result from specific causes specified in the warranty.”

So the exclusions and the owner’s duties matter more than the headline term. This guide explains the warranty types, then walks through the programs that seven manufacturers publish, using their own pages and sample documents. Years appear below only where a manufacturer publishes them, and they describe that manufacturer’s program, not an Altius CM promise. NRCA says length “should not be the primary criterion” in choosing a roof system.

Types of commercial roof warranty

Material-only. NRCA: “A material-only warranty typically provides only that the manufacturer will provide replacement material.” No labor, and often a cap at the cost of the product. Soprema’s automatic Limited Product Replacement Warranty and Kemper’s Limited Material Only Warranty work this way.

System (materials and labor). The manufacturer also pays for labor to repair covered leaks, usually after inspecting the finished roof. Insulation and edge metal may or may not be in the covered system, so check the “covered components” list.

NDL (no dollar limit). No cap on the cost of covered repairs. It does not widen what is covered. A sample Soprema Standard warranty is NDL for labor and material, yet it covers manufacturing defects and excludes installation workmanship.

Contractor workmanship. The installer’s own warranty on its labor. It is separate from the manufacturer’s document and is only as good as the contractor behind it.

How they stack. A manufacturer-backed warranty covers the product and, on system or NDL forms, the repair of covered leaks. The contractor’s workmanship warranty covers installation work, including details such as flashings and penetrations that the manufacturer form may exclude or limit. Ask for both in writing and compare what each excludes.

Manufacturers Altius CM installs

Altius CM installs systems from these seven manufacturers: Johns Manville, Siplast, Elevate (Firestone Building Products), Soprema, Kemper System, WestWood USA (ALT Global) and Olmeck. We are national, and the order below is not a ranking.

Warranty availability depends on each manufacturer’s program, the system specified and the manufacturer’s applicator requirements. We confirm eligibility with the manufacturer before we propose, and the proposal states what you get.

Manufacturer warranty programs, side by side

Each block uses the same labelled lines. Terms are the manufacturer’s published programs. Your warranty document controls.

Johns Manville (JM)

Program: Peak Advantage Guarantee. JM also offers a Limited Material Warranty.
Coverage type: NDL. JM’s APP requirements sheet says all its multi-ply guarantees are NDL. The specimen has JM paying for materials and labor to return the roof to a watertight condition for ordinary wear and tear, deficiencies in JM materials, or workmanship deficiencies arising solely from the application. The Limited Material Warranty specimen covers manufacturing defects and weather deterioration of the membrane, repaired or replaced at JM’s option.
Longest published term: 30 years, on the APP requirements sheet (10, 15, 20, 25 or 30 years, by system and charge).
Registration and inspection: The application goes in at least 14 days before job start. JM inspects only roofs where a guarantee is registered, and NDL guarantees issue within 6 months of substantial completion. JM says its field staff monitor installation and make a final inspection, and that the guarantee comes with installation by approved JM contractors.
Standard exclusions: natural disasters and wind over 55 mph, structural defects, changes in building use (including vegetative and solar overlays) unless pre-approved in writing, new installations on or through the membrane, ponding water (TPO and PVC may be approved in advance), condensation, and repairs not made by an approved JM contractor.
Transfer: not automatic. Request, fee within 90 days, possible inspection.

Siplast

Program: Siplast Materials Warranty, Materials and Labor Warranty, and the Roof Membrane, Thermoplastic Roof Membrane and Premium Membrane Guarantees, by product line.
Coverage type: the Materials Warranty is limited to the original cost of covered products and replaces materials only. The Materials and Labor Warranty adds labor to install replacement materials. The membrane guarantees are NDL, non-prorated, and repair covered leaks from manufacturing defects, workmanship or ordinary wear and tear.
Longest published term: roof membrane guarantees run 10, 20, 25 and 30 years depending on the assembly (Siplast guarantee page). The guide lists “up to 30 years” on SBS systems.
Registration and inspection: membrane guarantees include interim and final inspections by a Siplast field technical manager, and carry a per-square charge and, on small projects, a final inspection fee. Full system coverage that includes insulation requires buying the insulation system from Siplast.
Standard exclusions: the guide says damage and leaks from ponding water are excluded on the Materials and Materials and Labor warranties. Ponding treatment differs by product line on the guarantees. Read the sample guarantee for your system.
Note: Siplast says additional requirements apply and points to its sample guarantees.

Elevate (Firestone Building Products)

Firestone Building Products now sells under the Elevate name. Its current sample warranty names Amrize Building Envelope LLC as issuer, so confirm the legal entity on your document.

Program: Red Shield Limited Warranty, in three tiers: Red Shield (5 to 20 years), Red Shield (25 years) and Red Shield Platinum (30 years).
Coverage type: materials and labor, no dollar limit, with edge-to-edge coverage of membrane, insulation and metal on its system warranties, and transferable owner to owner. Optional hail, puncture and wind coverage exists for qualifying systems. The thresholds differ between Elevate’s web page and brochure, so ask for the rider wording.
Longest published term: 30 years (Red Shield Platinum), on qualifying systems. Membrane thickness and slope minimums apply.
Registration and inspection: the sample refers to a licensed Elevate applicator and to Elevate inspection reports. Deficiencies listed in an inspection report must be corrected. Changes after the warranty inspection must be reported on Elevate’s post-warranty alteration form by a licensed contractor.
Standard exclusions: storms, hail and lightning; failure to maintain per Elevate’s guide; deterioration of substrates, walls, HVAC units, skylights; moisture around walls, copings and rooftop equipment; alterations or repairs not made by a licensed applicator; change in building use. The owner pays to remove and replace overburden such as solar arrays and garden roofs.

Soprema

Program: Standard Roofing System Warranty (Form 100), Platinum Roofing System Warranty (Form 101), Limited Warranty for Roofing Products (Form 115) and the automatic Limited Product Replacement Warranty (LPR100).
Coverage type: both system forms promise labor and material to return the roof to watertight, NDL. The Standard sample covers leaks from a manufacturing defect and lists installation workmanship as outside the warranty. The Platinum sample covers leaks from the contractor’s workmanship or a manufacturing defect, and leaks from wind under 74 mph.
Longest published term: Soprema’s sample forms leave the term blank and its warranty page does not state one. We do not quote a figure. Ask for the term in writing.
Registration and inspection: covered products are those pre-approved through warranty registration, and registration goes through Soprema’s Warranty Hub for authorized contractors. Future work must be done by a contractor authorized to install and service Soprema roofing.
Standard exclusions: lack of positive slope or inadequate drainage, leaks hidden beneath rooftop equipment or overburden, building movement, condensation, excessive traffic or rooftop loads, unauthorized repairs, and storm effects. Claims are due within 30 days of discovery. The owner keeps two documented care inspections a year.
Transfer: written request within 6 months of the ownership change, fee, and completion of needed repairs.

Kemper System (Kemperol)

Program: Premier NDL Limited Warranty (QSF473), Select Warranty (QSF475) and Limited Material Only Warranty (QSF477).
Coverage type: Premier is NDL on workmanship and materials. The Select warranty covers materials and labor but caps liability at the owner’s original cost of Kemper material and is aimed at individual residences. The material-only form excludes labor.
Longest published term: Kemper’s warranty page lists 10 to 20 years for Premier and 10 years for material-only. Its project registration form lists 25 and 30 years on select projects only, with special technical requirements.
Registration and inspection: Kemper’s warranties are only available for projects installed by applicator firms and personnel it has trained and approved. Warranted projects are registered on its project registration form. Premier needs at least 1,000 sq ft of Kemper material applied edge to edge.
Standard exclusions: winds over 72 mph, structural movement and substrate failure, vehicular or pedestrian traffic and storage, low flashings under 6 inches, standing water on modified bitumen systems, products Kemper did not supply, and repairs or penetrations without written consent. Notice is due within 30 days of discovery.
Transfer: not transferable unless Kemper agrees in writing and a fee is paid.

WestWood USA (ALT Global)

ALT Global now operates as WestWood USA. It makes PMMA cold liquid-applied systems.

Program: system warranty through WestWood Technical Services. We found no sample warranty form on its site.
Coverage type: not stated in the pages we found, so we do not say whether it is NDL or labor-inclusive.
Longest published term: the WW002 waterproofing system sheet says the system is eligible for warranty coverage up to 20 years, with enhanced options through WestWood Technical Services.
Registration and inspection: the same sheet requires registration with WestWood Technical Services before work begins, installation by a WestWood-approved applicator and inspection by WestWood field technical personnel before the warranty issues.
Standard exclusions: not published. Ask for the form before you sign.

Olmeck

Program: NDL Warranty for liquid-poured membranes, and a Limited Warranty for liquid-poured roof membranes.
Coverage type: the NDL sample has no dollar limit on covered material and workmanship repairs, for leaks from a manufacturing defect, on commercial and industrial buildings. The Limited Warranty replaces product only. Labor is not included, it prorates after the first year and caps at the original purchase price.
Longest published term: Olmeck’s warranty page describes a 25-year program for qualified systems. The NDL sample is a 20-year form.
Registration and inspection: the warranty page says qualified systems installed by an Olmeck Certified Contractor. The NDL sample names an Olmeck-approved contractor and an inspector. Notice is due within 30 days (NDL) or 10 days (Limited).
Standard exclusions: acts of God including hail; equipment or structures added after application; substrate failure; chemicals; negligence and falling objects; movement of adjacent materials. It is void if the membrane is altered, repaired or overburdened without written approval.
Transfer: not transferable unless Olmeck agrees in writing.

Manufacturer names are trademarks of their respective owners. Altius CM is not affiliated with them unless stated.

What voids or limits a warranty

Across these samples, the same items come up.

Ponding water and drainage. JM, Siplast, Soprema and Kemper all carve out ponding or inadequate drainage in whole or in part. Our post on drains, ponding and parapet flashing shows where it comes from.
Rooftop equipment and traffic. Soprema and Kemper exclude damage from excessive traffic, loads or storage. Leaks hidden beneath equipment may be excluded outright.
Storm and wind caps. The stated speeds in these samples are 55 mph (JM), 72 mph (Kemper) and below 74 mph (Soprema Platinum). Hail is usually excluded or sold as a rider.
Structure and substrate. Movement, deck failure and substrate defects are excluded by Soprema, Kemper and Elevate.
Changes by others. New penetrations, solar arrays, roof gardens and repairs made without written approval can void coverage or leave the owner paying for removal.
Late notice and missed maintenance. Windows run from 10 to 30 days in these samples. Elevate, JM and Olmeck tie coverage to reasonable maintenance. Soprema’s care guide says missed maintenance does not void the warranty but can affect claims.
Unpaid invoices. Elevate, Soprema and Olmeck make their obligation conditional on payment in full.

How to read one before you sign

Get the sample form for your exact system, not a brochure.
Find the covered causes. Is it manufacturing defect only, or workmanship and ordinary wear too?
Check the remedy: replacement material, or labor and material, with or without a dollar cap.
List the covered components: membrane, insulation, flashings, edge metal.
Read the exclusions for wind speed, hail, ponding, equipment, traffic and structure.
Note the notice deadline and the owner’s maintenance and inspection log duties.
Check who must do repairs and future roof work without voiding it.
Ask what needs the manufacturer’s written approval, including solar and a green roof.
Find the transfer rule and fee, and the term.
Confirm the issuing legal entity and that the signed form matches the sample.

10 questions to ask any roofing bidder about the warranty

Which manufacturer warranty will this roof carry, and can I see the sample form?
Is it material-only, system or NDL?
Does it cover labor, and does it cover the flashings and edge metal?
What is the term, and is it for the system you are proposing?
Does the manufacturer inspect the finished roof before issuing it?
Which applicator requirement must be met, and how do you confirm it with the manufacturer?
What is your own workmanship warranty, in writing, and what does it exclude?
What happens to the warranty if we add solar, equipment or a green roof?
What are the notice deadline, the maintenance duties and the transfer procedure?
Who pays if the cause turns out to be excluded?

What Altius CM includes

Altius CM includes a manufacturer-backed warranty where the manufacturer offers one for the system specified, plus an Altius CM workmanship warranty. The terms of both are stated in the proposal, not on this page. Warranty availability depends on the manufacturer’s program, the system specified and the manufacturer’s applicator requirements, which we confirm with the manufacturer before proposing.

The replacement process guide shows where warranty paperwork falls at closeout, and replace vs recover vs restore shows how a recover changes it. In NYC, Local Laws 92 and 94 can put solar, a green roof or both on a fully replaced roof, so get approval for it in writing during design. See our Local Laws 92 and 94 guide, roof repair and replacement, the roofing hub, or contact us.

Sources

Last verified: November 8, 2026. Terms differ by manufacturer, system and year of issue, and the documents above are samples or overviews. The warranty you receive controls. This is general information, not legal advice.

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