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Roofing in Costa Mesa, CA, for Apartment, Commercial, and Single-Family Roofs
Six in ten Costa Mesa households rent, and 33.2% of the city’s housing units are in buildings with five or more units. Roofing in Costa Mesa, CA, covers both sides of that mix: apartment and commercial roofs that go through plan review, and 17,464 single-family houses that can use the City’s re-roof standard plan.
Licensed, bonded and insured, CSLB #1119699
We handle commercial, multifamily, and residential roofing projects in Costa Mesa, from South Coast Metro to the industrial southwest quarter. We schedule every site visit in advance. The Building Safety Division at 77 Fair Drive issues the permits through its TESSA online portal.
Apartments, offices, and industrial buildings: low-slope reroofs in Costa Mesa
Most of Costa Mesa was built before 1980: 16.4% of its housing units date from the 1950s, 26.0% from the 1960s, and 21.8% from the 1970s. Its industrial southwest quarter houses electronics, pharmaceutical, and plastics firms. Apartment complexes and industrial buildings of that era often have low-slope roofs, which fall under different energy rules than pitched house roofs.
Commercial roofing in Costa Mesa reaches the Title 24 threshold at a modest size. The city is in Climate Zone 6, and under the 2025 Energy Code, replacing more than 50% of a multifamily or nonresidential low-slope roof, or more than 2,000 square feet, whichever is less, requires a rated cool roof product (0.63 aged reflectance and 0.75 emittance, or SRI 75) unless the insulation trade-off is used. On a 20,000-square-foot warehouse, replacing a 2,500-square-foot section is enough.
On these buildings we handle:
- Reroofs: flat roof replacement in TPO or modified bitumen cap sheet, cool-rated where Title 24 requires it.
- Drainage: roof drains at the low points, overflow scuppers, and ponding areas.
- Repairs: open seams, failed flashing at parapets and rooftop units, and leaking scuppers.
- Phased work: sections scheduled around tenants and the City’s construction hours.
Those hours run 7 a.m. to 7 p.m. on weekdays and 9 a.m. to 6 p.m. on Saturday, with no work on Sundays or six listed holidays.
Permits for roofing in Costa Mesa, CA: the TESSA commercial checklist
For commercial and multifamily roofing, the City’s TESSA roofing checklist asks for:
- Plans on 24×36-inch sheets, with a site plan and a detailed scope of work
- The codes in effect, the construction type, and the occupancy classification
- Architect- or engineer-stamped plans and calculations where applicable
Two other rules affect scheduling. If the roof carries solar, the re-roof permit covers the work only while the solar stanchions stay in place; if they have to come off, a licensed solar company needs its own permit to reinstall the system. And every company and contractor working in Costa Mesa needs a valid city business license, which is worth confirming with any roofing company in Costa Mesa you consider. Our commercial roofing page explains how we plan and complete a commercial reroof.
Costa Mesa's CBRR re-roof standard for single-family homes
For houses, the City encourages Insta-Permit, and its Residential Re-Roof Standard (sheets CBRR-1 to CBRR-4, 09-2024) covers single-family homes and accessory structures with roofing of 6 psf or less, no change in material, weight, or slope, and no more than one layover. A shingle roof replacement in Costa Mesa usually fits; a switch to heavier tile needs plan check, structural plans, and calculations.
Fire rating
Class A or B; PV within 3 ft of a lot line must be Class A
Insulation
R-22 minimum; radiant barrier over a vented air gap of 1 in. or more
Recovering
Not over tile, slate, wet or deteriorated roofing, or 2+ coverings
Flat sections
Drains at low points; overflows 2 in. above; scuppers at least 4 in. high
Design wind speed
110-115 mph (Risk Category II)
Inspections
Public Works consult, sheathing, waste hauler certification, smoke and CO, final
Source: City of Costa Mesa Residential Re-Roof Standard (09-2024), which cites the 2022 codes; we confirm current requirements with the City.
The standard also says cool roofs are required for new construction, additions, and alterations, lists SRI 75 for roofs at or below 2:12 and SRI 16 for steeper roofs, and asks for the new roof’s SRI and color. The state code has no cool roof rule for a sloped home reroof in Zone 6, so we confirm with the City whether the SRI 16 line applies before you choose a shingle color.
Overhead Roofing holds CSLB license #1119699 (C-39 Roofing) and is BBB Accredited with an A rating; our team brings 25+ years of roofing experience. Estimates are free. Call (877) 557-7778 to schedule a visit; the 24/7 emergency line takes calls at any hour, and storm damage is documented with photos for your insurer.
Costa Mesa roofing questions from owners, landlords, and managers
Does a Costa Mesa apartment or commercial reroof need a cool roof?
Usually, if the roof is low-slope and the replacement is large enough. In Climate Zone 6, multifamily and nonresidential low-slope reroofs trigger the rule once more than 50% of the roof or more than 2,000 square feet is replaced, whichever is less. The new surface then needs a rated cool roof product, or the insulation trade-off has to be met.
Can I use Insta-Permit for a new roof on my Costa Mesa house?
The City encourages Insta-Permit for single-family roofing, and its standard plan covers homes where the new roofing weighs 6 psf or less, the material, weight, and slope stay the same, and there is no more than one layover. Switching from shingles to heavier tile falls outside it and needs plan check, structural plans, and calculations.
Is SRI 16 required on a sloped roof in Costa Mesa?
Costa Mesa’s single-family re-roof standard lists SRI 16 for roofs steeper than 2:12, while California’s 2025 Energy Code has no cool roof requirement for sloped residential reroofs in Zone 6. Because the two disagree on paper, we confirm with the Building Safety Division which one it applies before you pick a shingle color.
What happens to my solar panels during a Costa Mesa reroof?
If the stanchions can stay in place, the re-roof permit covers the work. If the panels and stanchions must come off, Costa Mesa requires a licensed solar company to pull a separate permit to reinstall the system. Build that company’s schedule into the reroof timeline before tear-off starts.
Costa Mesa's neighbors, low-slope services, and building-owner reading
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(877) 557-7778
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Don’t wait until a minor issue turns into a significant expense. At Overhead Roofing CA, we make it easy to get expert service fast with no pressure and no hidden fees. From routine roof maintenance to full tear-offs and installations, our team handles every project with precision, honesty, and care.
We specialize in helping LA homeowners and business owners protect their most valuable assets with dependable roofing solutions that last. Our licensed contractors are standing by, ready to inspect your roof, answer your questions, and provide a clear action plan all at no cost to you.