By The Roofing Brief Team | Last reviewed: October 2026
Garland roofing means the commercial roof systems made by The Garland Company, Inc., a Cleveland, Ohio manufacturer founded in 1895 that has been 100% employee-owned through an ESOP since 2004, according to Garland’s own company history. Its main lines are StressPly SBS modified bitumen, KEE-Stone thermoplastic membranes, R-Mer standing seam metal and fluid-applied restoration coatings such as Pyramic Plus LO, LiquiTec and Cool-Sil, sold mostly to schools, hospitals, governments and other commercial owners.
Garland is not a shingle brand and not a local roofer. Garland Roofing Company, Inc. at 2607 Industrial Lane in Garland, Texas is a separate residential and commercial contractor, family-owned since 1964 per its own site and BBB-accredited since July 1, 1988 per its BBB profile. None of the 112 products in Garland’s online catalog on October 28, 2026 is an asphalt shingle.
Garland sells direct through about 220 local representatives rather than through distributors, so there is no retail listing or star rating to average. The verifiable record is its data sheets, 30 Miami-Dade product approvals, warranty terms quoted in its FAQ and case studies, a 2021 Ohio state price list, a 2025 Michigan bid tabulation with Garland unit prices, and public audits and lawsuits over how Garland roofs were specified.
Garland roofing key numbers at a glance
The figures below come from Garland data sheets, Garland press releases and dated public records, checked October 28 and 29, 2026. Garland notes on its data sheets that test values can vary by plus or minus 10%.
| Item | Figure | Source |
|---|---|---|
| Founded | 1895, as Garland Refining Company; renamed The Garland Company, Inc. in 1914 | Garland, Our History |
| Headquarters | 3800 East 91st Street, Cleveland, OH 44105 (bought in 1919) | Garland, Our History |
| Ownership | ESOP started 1985; 100% employee-owned since 2004; parent is Garland Industries, Inc. | Garland, Our History; Roofing Contractor, May 12, 2021 |
| Field network | “Over 220 local building envelope professionals” in the US, Canada and the UK; ISO 9001:2015 certified | Garland press release, 2026 |
| Strongest cap sheet | StressPly Max: 1,100 lbf/in MD tensile, 145 mil smooth, minus 60°F low-temperature flex | StressPly Max data sheet SPM/SPMFRM 0325 |
| Miami-Dade approvals | 30 active NOAs, expiring between Sept 1, 2027 and Feb 26, 2031 | Miami-Dade Product Control listing |
| Longest warranty terms on record | 40 years (R-Mer Shield; OptiMax per Garland FAQ); 32-year NDL on one case study | R-Mer Shield data sheet RMS 0626; Garland FAQ; Statesville case study |
| Public-bid cap sheet price | StressPly Legacy Smooth: $424.71 per 100 sq ft roll (Troy, MI, bid opened May 15, 2025) | City of Troy bid tabulation |
| Materials, 2-ply cold system | $11.80 to $14.52 per sq ft before labor (Roofing Brief estimate from Troy unit costs) | Worked example below |
Who owns The Garland Company?
The Garland Company is owned by its employees. Garland started an Employee Stock Ownership Plan in 1985 and became 100% employee-owned in 2004, per its company history and its careers page. The operating company sits under Garland Industries, Inc. When Garland was named the Ohio/Kentucky ESOP Association Company of the Year in 2021, Roofing Contractor quoted David Sokol as president of Garland Industries and reported that the company’s stock value grew an average of 19.2% over the prior decade.
No outside investor or public parent appears in any Garland document reviewed for this page. Matt McDermott is named President of Garland’s US Roofing Division in the 2026 NorthCoast 99 press release, which says Garland won that Northeast Ohio workplace award for the 27th consecutive time.
| Year | Ownership or corporate event | Source |
|---|---|---|
| 1895 | Garland Refining Company founded in Cleveland | Garland, Our History |
| 1974 | On May 1, Mel Chrostowski, Dick Olivier and Doug Raynow agree to buy the company; four more partners join by year end | Garland, Our History |
| 1980 | StressPly introduced | Garland, Our History |
| 1985 | Employee Stock Ownership Plan begins | Garland, Our History |
| 1987 | Garland Canada Inc. formed, headquartered in Toronto | Garland, Our History |
| 2001 | The Garland Company UK, Ltd formed in Gloucester; Design-Build Solutions, Inc. (DBS) formed as a wholly-owned subsidiary | Garland, Our History |
| 2004 | Company becomes 100% employee-owned | Garland, Our History |
| 2021 | ESOP Association OH/KY Company of the Year | Roofing Contractor, May 12, 2021 |
| 2026 | 27th consecutive NorthCoast 99 award | Garland press release, 2026 |
What does Garland make for commercial roofs?
Garland’s online catalog listed 112 products on October 28, 2026: 24 coatings, 17 membranes and cap sheets, 13 base and ply sheets, 12 primers, 11 adhesives, 10 metal roofing items, 9 accessories, 5 mastics, 5 sealants, 3 underlayments and 1 wall panel, by Garland’s own product filter. Four families decide most Garland roof specs: StressPly modified bitumen, KEE-Stone thermoplastic, R-Mer metal and the restoration coatings.
Every spec in the tables below comes from the product page or technical data sheet (TDS) on garlandco.com, with the TDS revision code where one is printed. Garland’s footnote on its 2025 and 2026 data sheets allows a plus or minus 10% variation, so treat single numbers as nominal.
StressPly and other modified bitumen membranes: specs from the data sheets
StressPly is Garland’s family of SBS rubber-modified bitumen cap sheets. Miami-Dade NOA 25-0430.06 lists StressPly Legacy, Max, Plus, EUV and IV Plus under ASTM D6162, the SBS standard for sheets with combined polyester and glass reinforcement. Tensile strength runs from 215 lbf/in on OptiMax to 1,100 lbf/in on StressPly Max, which Garland announced on March 14, 2025 as a graphene-enhanced membrane.
| Membrane | Install method | Nominal thickness | Tensile, MD / XD (lbf/in) | Low-temp flex | Reflective version SRI | Source |
|---|---|---|---|---|---|---|
| StressPly Max / Max FR Mineral | Hot asphalt or cold adhesive | 145 mil smooth; 170 mil FR Mineral | 1,100 MD | Minus 60°F smooth; minus 50°F FR Mineral | 82 initial, 74 (CRRC rapid rating, 3-year aging in process) | StressPly Max TDS 0325 |
| StressPly Legacy / Legacy FR Mineral | Hot asphalt or cold adhesive | 115 mil smooth; 160 mil FR Mineral | 550 / 500 | Minus 30°F | Not listed | StressPly Legacy page; TDS 1124 |
| StressPly EUV / EUV FR Mineral | Hot asphalt or cold adhesive | Not listed on product page | 700 / 750 | Minus 30°F | 82 (Eco-Fact table) | StressPly EUV page |
| StressPly Plus / Plus FR Mineral | Hot asphalt | 105 mil smooth; 155 mil FR Mineral | 310 / 310 | Minus 30°F | 89 with Sunburst upgrade (CRRC 0700-0029a) | StressPly Plus TDS (dated 2017) |
| StressPly IV Plus (3 versions) | Torch-applied | 180 to 195 mil | 310 / 310 | Minus 40°F | Listed as “0.74” on UV Mineral | StressPly IV Plus page |
| StressPly SA FR Mineral | Self-adhered | Not listed on product page | 310 / 310 | Minus 15°F | Not listed | StressPly SA page |
| OptiMax / OptiMax FR Mineral | Hot asphalt or cold adhesive | Not listed on product page | 215 / 225 (FR: 205 / 215) | Passes 0°F | Not listed | OptiMax page |
Two numbers in that table drive spec decisions. StressPly Max is rated Class A over a combustible deck at slopes up to 1:12 with mineral surfacing and up to 2:12 with StrataMax or Pyramic coating surfacing, per its product page. Self-adhered StressPly SA flexes only to minus 15°F, against minus 30°F to minus 60°F for the mopped and cold-applied StressPly sheets, while OptiMax is rated to pass at 0°F.
StressPly rolls are 39 in (3 ft 3 in) wide. Smooth rolls run 34 ft 8 in long for 100 sq ft of net coverage and mineral rolls run 26 ft 2 in for 75 sq ft, per the Max and Legacy data sheets and NOA 25-0430.06. That 75 sq ft mineral roll is why a mineral cap costs more per 100 sq ft than its roll price suggests: 1.333 rolls cover one square.
KEE-Stone thermoplastic membranes
KEE-Stone is Garland’s ketone ethylene ester (KEE) thermoplastic line, made with Dow’s ELVALOY KEE and installed as the cap in a 2-ply hybrid over a modified base sheet rather than as a stand-alone single-ply. The KEE-Stone HP data sheet (KS HP 0926) lists a 60 mil nominal sheet, 8 ft wide rolls with 800 sq ft net coverage, and compliance with ASTM D6754.
| Membrane | Standard | Thickness | SRI initial / aged | Fire rating (maker) | Source |
|---|---|---|---|---|---|
| KEE-Stone HP | ASTM D6754 | 60 mil nominal; 105 mil overall with fleece | 112 / 94 | Class A at 2:12 on combustible deck, 3:12 on non-combustible | KEE-Stone HP TDS 0926 |
| KEE-Stone FB 60 | Not stated on page | 60 mil, fleece-backed | 110 / not listed | Not stated on page | KEE-Stone FB 60 page |
| KEE-Stone Legacy (announced April 28, 2026) | ASTM D4434 Type III | Not stated on page | 110 / 93 | UL Class A, slopes up to 3:12 | KEE-Stone Legacy page |
KEE-Stone cap sheets are set in ASTM D312 Type III or IV asphalt at 25 lb per 100 sq ft, or in KEE-Lock Foam adhesive beads 1/2 to 3/4 in wide at 12 in on center, and the seams are then heat-welded, per the KEE-Stone FB 60 product page. That hybrid build, a welded thermoplastic cap over an adhered SBS base, is the main difference from a mechanically fastened TPO or PVC roof.
R-Mer metal roofing and edge metal
R-Mer is Garland’s standing seam and edge-metal line. R-Mer Shield is the structural system with a 2-1/16 in seam and an extruded aluminum clip; R-Mer Loc is the architectural/structural panel with a 1-3/4 in seam and an 18 gauge one-piece clip.
| Spec | R-Mer Shield | R-Mer Loc | Source |
|---|---|---|---|
| Seam height | 2-1/16 in | 1-3/4 in | R-Mer Shield TDS RMS 0626; R-Mer Loc TDS 0825 |
| Panel widths | 12.75, 16.75 or 18.75 in | 12, 16 or 18 in | Same |
| Materials | 24 and 22 gauge G-90 steel; 0.040 in aluminum; 0.7, 0.8 and 1.0 mm zinc; 24 and 22 gauge stainless | 22 and 24 gauge G-90 steel; 0.040 in aluminum | Same |
| Minimum slope | 1/4:12 spanning open purlins | 3:12 over open purlins; 1-1/2:12 over solid substrate | Same |
| Uplift and fire tests | Up to FM Class I-210 by the FM 4471 procedure; ASTM E1592 | UL 90 per UL 580; Class A per UL 790; ASTM E1592 | Same |
| Panel length | Field roll-forming for continuous lengths | 50 ft maximum, factory roll-formed | Same |
| Warranties offered | 30-year and 40-year | 20-year and 30-year | Same |
R-Mer Force Fascia anchors to the exterior wall through pre-punched slots and is tested to ANSI/SPRI/FM 4435 ES-1, per its product page. R-Mer Force Coping, announced April 17, 2025, snaps onto anchor chairs with zero fasteners through the coping cap. For what FM I-210 and UL 90 mean in pounds per square foot, see our roof wind uplift rating guide.
Garland coatings and restoration systems
Garland’s coatings split into roof restoration systems and one wall coating that is often listed as a roof product. Tuff-Coat is an emulsified acrylic architectural wall coating for masonry, stucco and EIFS, troweled at least 1/8 in thick and filed under Facades and Walls, not under roof coatings. The roof products are below.
| Coating | Chemistry (per Garland) | Key spec | SRI initial / aged | Source |
|---|---|---|---|---|
| Pyramic Plus LO | Water-based acrylic-urethane | 2 gal per 100 sq ft total over smooth, 3 gal over mineral; 250 psi and 150% elongation minimum | 104 / not listed | Pyramic Plus LO page |
| Cool-Sil HB | Solvent-free silicone | 350 psi; 174% elongation; flex to minus 50°F; NSF P151 | 113 / 90 | Cool-Sil page |
| LiquiTec | Two-component, 100% solids aliphatic polyurea | Over 2,500 psi; 80 Shore A; 0 g/L VOC | 109 / 84 (3-year) | LiquiTec page |
| White-Knight Plus | Single-component aliphatic polyurethane | 2,100 psi; 320% elongation; 225 g/L VOC (WC version 50 g/L) | 111 / 92 | White-Knight Plus page |
| StrataMax (announced Feb 16, 2024) | Elastomeric urethane with nano-technology replacing titanium dioxide | 2 gal per 100 sq ft total; 28% lighter than typical elastomerics (maker claim) | Not listed | StrataMax page |
| R-Mer Coat (metal) | Kynar Aquatec PVDF | Custom color match, 25 gal minimum | 119 / 105 (3-year) | R-Mer Coat page |
The Cool-Sil HB data sheet (CS HB 0825) calls for power-washing at more than 2,000 psi and an adhesion test result of 2 pounds per linear inch or more before coating. For how silicone, acrylic and urethane coatings compare across brands, see our silicone roof coating guide.
Garland approvals: Miami-Dade NOAs, FM, UL and CRRC
Garland holds 30 active Miami-Dade Notices of Acceptance (NOAs) on the county’s Product Control listing for The Garland Company, checked October 28, 2026. An NOA is Miami-Dade County’s product approval for the High Velocity Hurricane Zone of the Florida Building Code, which covers Miami-Dade and Broward counties, so the NOA list is the fastest check on Garland roofing in Florida.
| NOA | What it covers | Expires | Source |
|---|---|---|---|
| 25-0430.06 | Modified bitumen membranes and accessories (StressPly family, OptiMax, FlexBase, StressBase, HPR base sheets) | June 5, 2030 | NOA 25-0430.06 PDF |
| 26-0421.03 / .04 / .05 | Modified bitumen systems over wood, concrete and steel decks | Dec 3, 2028 | Miami-Dade listing |
| 23-1011.20 / .21 / .22; 24-1114.05 | Modified bitumen systems over cementitious wood fiber, gypsum, recover and lightweight concrete decks | Dec 2, 2028; Dec 2, 2029 | Miami-Dade listing |
| 23-1011.24; 24-0710.01 | Built-up roofing systems over steel and concrete decks | Dec 3, 2028 | Miami-Dade listing |
| 25-0515.01 / .02; 25-0722.10 | KEE hybrid roof systems over concrete, steel and wood decks | Sept 5, 2029; Sept 25, 2030 | Miami-Dade listing |
| 26-0312.05 / .08; 25-0611.02 / .03 | R-Mer Shield 0.040 in aluminum and 22 ga steel over wood and steel decks | Feb 26, 2031 | Miami-Dade listing |
| 22-0523.05 to .08; 24-0924.03 | R-Mer Span non-structural panels (0.032 and 0.040 in aluminum, 24 and 22 ga steel) and 22 ga structural Galvalume | Sept 13 and 27, 2027; April 22, 2030 | Miami-Dade listing |
| 22-1208.04; 23-0601.03; 25-0304.08 | White-Knight Plus and LiquiTec; silicone maintenance coatings; CPR coating system | Sept 19, 2028; July 4, 2028; Sept 10, 2030 | Miami-Dade listing |
NOA 25-0430.06 states that fire classification is not part of the acceptance and points to a current approved roofing materials directory, so check UL or FM for Class A ratings. It also lists each sheet’s standard: StressPly Legacy, Max, Plus, EUV and IV Plus are ASTM D6162, while classic StressPly, StressPly FR Mineral and OptiMax are ASTM D6163, the all-glass-reinforcement SBS standard.
For FM ratings on a specific assembly, search the manufacturer in FM Approvals RoofNav. For reflectance, the CRRC Rated Products Directory carries Garland’s Sunburst mineral ratings, including product IDs 0700-0029a and 0700-0029b cited on the StressPly Plus and Max data sheets.
Garland roofing warranties: terms on record
Garland does not post a public warranty booklet, so the terms below come from its data sheets, its FAQ, a case study and public bid documents. The range runs from 5 years for a coatings materials warranty to 40 years on R-Mer Shield and OptiMax, and the Garland FAQ says the warranty lets a Garland representative inspect the roof on a regular basis and recommend maintenance or repair.
| System or project | Warranty term on record | Type | Source |
|---|---|---|---|
| Coatings | From 5 years | Materials warranty | Garland FAQ |
| Gravel-surfaced modified bitumen | Up to 30 years | System warranty | Garland FAQ |
| OptiMax membrane | 40 years (“recently introduced,” undated FAQ) | Not specified | Garland FAQ |
| StressPly Legacy FR Mineral | 30 years | Not specified on page | StressPly Legacy product page |
| R-Mer Shield metal | 30-year and 40-year available | Not specified on TDS | R-Mer Shield TDS RMS 0626 |
| R-Mer Loc metal | 20-year and 30-year available | Not specified on TDS | R-Mer Loc TDS 0825 |
| Statesville, NC Civic Center (30,000 sq ft, StressBase 80 base + StressPly E Mineral cap) | 32 years | No-Dollar-Limit | Garland case study |
| Troy, MI Police and DPW roofs, 2025 | 30 years | “30-year Garland NDL” (low bidder’s entry) | City of Troy bid tabulation |
| Stillwater, MN school roof, 2008 | 25 years issued; 5 more only after Garland inspection, district repairs and a new warranty fee | Manufacturer warranty | Minnesota State Auditor letter, May 21, 2009 |
The Stillwater case shows what to check in a 30-year spec. The Minnesota auditor found the warranty first delivered, signed December 3, 2008, ran 25 years against the 30 years the bid required, and the district then obtained a new 30-year warranty signed March 18, 2009. Ask for the full warranty form, the term, the NDL wording and the inspection and fee conditions before award, not at closeout.
Garland roofing price list: what public records show
Garland does not post a price list on garlandco.com, but two public records print Garland prices: the Ohio State Term Schedule #800434 list (effective March 26, 2021) and the City of Troy, Michigan bid tabulation opened May 15, 2025. Both are dated, buyer-specific figures, not current retail prices, and Garland’s cost to any one owner will differ by contract, region and year.
The 2021 Ohio state term price list
The Ohio price list is labeled a verbatim extract of Garland’s commercial list pricing, with a 0.25% state term discount applied to each line. These rows cover the products most Garland specs name.
| Part no. | Product | Commercial list price | Ohio state term price | Source |
|---|---|---|---|---|
| 4144-80 | FlexBase Plus 80 base sheet | $208.00 | $207.48 | Ohio STS #800434, 3/26/2021 |
| 4360 | StressPly | $259.00 | $258.35 | Same |
| 4365 | StressPly FR Mineral | $266.00 | $265.34 | Same |
| 4356 / 4359-W | StressPly EUV / EUV FR Mineral | $354.00 / $384.00 | $353.12 / $383.04 | Same |
| 4350 / 4351-W | StressPly Max / Max FR Mineral (pre-2025 listing) | $390.00 / $424.00 | $389.03 / $422.94 | Same |
| 4701 / 4702 | OptiMax / OptiMax FR Mineral | $439.00 / $459.00 | $437.90 / $457.85 | Same |
| 9500 | KEE-Stone FB 60 (800 sq ft roll) | $4,325.00 | $4,314.19 | Same |
| 7347 | Insul-Lock HR insulation adhesive | $361.00 | $360.10 | Same |
| 7467-5-U | Pyramic, 5 gal | $291.00 | $290.27 | Same |
| 7828-5-U | White-Knight Plus, 5 gal | $640.00 | $638.40 | Same |
The KEE-Stone FB 60 line works out to $5.41 per sq ft for membrane alone at 2021 list ($4,325 divided by 800 sq ft). The StressPly Max part number on the 2021 list predates Garland’s March 14, 2025 graphene-enhanced StressPly Max announcement, so ask whether a current quote is for the same product.
The 2025 Troy, Michigan bid: Garland unit costs
In the bid opened May 15, 2025, the City of Troy, Michigan bought roofing materials direct from The Garland Company under OMNIA Partners contract R230401 and hired the lowest compliant installer for labor. The tabulation printed a Garland unit cost for every product.
| Garland product (product #) | Unit | Coverage | Unit cost, May 2025 | Cost per 100 sq ft | Source |
|---|---|---|---|---|---|
| StressPly Legacy Smooth (4901) | Roll | 100 sq ft | $424.71 | $424.71 | Troy bid tabulation |
| StressPly Legacy FR Mineral (4902) | Roll | 75 sq ft | $447.48 | $596.64 | Troy bid tabulation |
| FlexBase Plus 80 base sheet (4411-80-P) | Roll | 100 sq ft | $273.24 | $273.24 | Troy bid tabulation |
| Green-Lock Plus membrane adhesive (7305-5-S) | 5 gal pail | 2 to 2.5 gal per 100 sq ft per ply (TDS GLMA 0825) | $499.95 | $199.98 to $249.98 per ply | Troy bid tabulation; Green-Lock Plus TDS |
| Insul-Lock HR insulation adhesive (7347) | Kit | 600 sq ft | $492.03 | $82.01 | Troy bid tabulation |
| Silver-Shield aluminum coating (7421-5) | 5 gal pail | Not stated | $365.31 | Not computed | Troy bid tabulation |
| R-Mer Edge Coping, 12 to 16 in (COPE22KYN14) | Linear foot | n/a | $16.83 | n/a | Troy bid tabulation |
| R-Mer Edge Coping, 24.01 to 48 in (COPE22KYN46) | Linear foot | n/a | $31.72 | n/a | Troy bid tabulation |
| R-Mer Drip Edge (DRIPZ22) | Linear foot | n/a | $19.22 | n/a | Troy bid tabulation |
Worked example: materials cost per square of a 2-ply Garland roof
The table prices one square (100 sq ft) of a cold-applied 2-ply Garland roof using only the Troy unit costs and Garland’s published coverage rates. It is a Roofing Brief estimate of materials only and leaves out insulation boards, cover board, flashings, edge metal, waste, shipping (Troy’s bid carried $7,000 and $10,000 lump sums) and all labor.
| Line (per 100 sq ft) | Arithmetic | Smooth cap system | Mineral cap system |
|---|---|---|---|
| Base sheet: FlexBase Plus 80 | 1 roll x $273.24 | $273.24 | $273.24 |
| Cap sheet: StressPly Legacy | Smooth 1 roll x $424.71; mineral 1.333 rolls x $447.48 | $424.71 | $596.64 |
| Green-Lock Plus, 2 plies | 4 to 5 gal = 0.8 to 1.0 pail x $499.95 | $399.96 to $499.95 | $399.96 to $499.95 |
| Insul-Lock HR (if insulation is adhered) | $492.03 divided by 6 squares | $82.01 | $82.01 |
| Materials per square | Sum | $1,179.92 to $1,279.91 | $1,351.85 to $1,451.84 |
| Materials per sq ft | Divide by 100 | $11.80 to $12.80 | $13.52 to $14.52 |
| 10,000 sq ft roof, materials only | x 100 squares | $117,992 to $127,991 | $135,185 to $145,184 |
That materials figure alone sits at or above the $7 to $12 per sq ft installed range our 2026 Roofing Cost Report gives for a generic commercial two-ply SBS roof, and above the $4 to $10 range that published cost guides quote for modified bitumen in our modified bitumen roofing guide. The cold-process adhesive is the swing item: at $399.96 to $499.95 per square, Green-Lock Plus costs about as much as the smooth cap sheet. A hot-mopped build swaps it for ASTM D312 asphalt, which the Troy bid did not price.
The Troy award also shows the labor and materials split. The low compliant bidder, Lutz Roofing Company of Shelby Township, priced labor at $800,600 across three buildings, and the Garland/DBS materials award came to $1,375,065.98, so materials were 63.2% of the combined $2,175,665.98. On the Police building, materials were $603,425.30 of $1,013,025.30, or 59.6%.
How Garland prices moved from 2021 to 2025
Five Garland part numbers appear in both records, about 4 years apart, which allows a direct comparison. The two figures come from different buyers and contract vehicles, so the change mixes four years of price increases with any contract difference.
| Product (part no.) | Ohio list, March 2021 | Troy unit cost, May 2025 | Change |
|---|---|---|---|
| FlexBase Plus 80 (4144-80 / 4411-80-P) | $208.00 per roll | $273.24 per roll | +31.4% |
| Insul-Lock HR (7347) | $361.00 per kit | $492.03 per kit | +36.3% |
| Silver-Shield, 5 gal (7421-5) | $267.00 | $365.31 | +36.8% |
| R-Mer Edge Coping cap (COPE22KYN14) | $12.30 per LF | $16.83 per LF | +36.8% |
| R-Mer Edge Coping cap (COPE22KYN46) | $23.15 per LF | $31.72 per LF | +37.0% |
A 31% to 37% move over about four years means a 2021 Garland price, or any estimate built on one, will understate a 2025 or 2026 materials budget by roughly a third. Ask the Garland Territory Manager for a dated materials schedule with part numbers, as Troy did.
What Garland’s own pages disagree on
Several Garland figures change depending on which Garland page is read. The table sets the versions side by side so a specifier can ask Garland which number governs. These are documentation conflicts found on October 28, 2026, not performance findings.
| Topic | Version A | Version B | Sources |
|---|---|---|---|
| Materials share of a reroof | Garland FAQ: materials and services “30% of the total cost,” labor 70% | Troy, MI 2025: Garland materials 59.6% to 66.4% of labor plus materials on each building | Garland FAQ; Troy bid tabulation |
| Start of the OMNIA Partners relationship | OMNIA Partners page: partnership began in 2011 | Statesville case study: approved OMNIA contract “since 2019” | Garland OMNIA page; Statesville case study |
| StressPly EUV FR Mineral SRI | Eco-Fact table: SRI 82 | Feature text on the same page: “an SRI of 89, as tested by the Cool Roof Rating Council” | StressPly EUV product page |
| StressPly Legacy smog-reducing claim | History page: same air benefit as 21 trees on a typical commercial roof | Product page: up to 216 trees on a typical 20,000 sq ft roof | Garland history; StressPly Legacy page |
| StressPly Legacy recycled content | History page: 27% pre- and post-consumer recycled content | Product page: 2% pre-consumer, 12% post-consumer, 1% bio-based | Garland history; StressPly Legacy page |
| StrataMax weight | “28% lighter than typical elastomeric coatings at 15 lbs/5 gal” | “28% lighter, or 15 pounds less per pail” | StrataMax product page (both statements) |
| StressPly IV Plus UV Mineral SRI | Listed as “0.74” | SRI is reported as a whole number on other StressPly pages (82, 89) | StressPly IV Plus page |
| Garland Canada address | 209 Carrier Drive, Toronto (StressPly Max TDS, 2025) | 3565 Nashua Drive, Mississauga (R-Mer Shield TDS, 2026; KEE-Stone HP TDS, 2026) | Garland data sheets |
The materials share gap is the one with money attached. On a $1 million reroof, Garland’s FAQ ratio implies about $300,000 of materials, while the Troy ratio implies about $600,000. A line-item materials schedule with Garland product numbers makes the split visible before award.
How Garland sells: territory managers, authorized contractors and DBS
Garland sells through its own field staff rather than distributors. Its 12-step Garland Blueprint page says “we don’t sell through middlemen” and lists a no-cost facility walk, infrared moisture scans or core analysis, a Roof Asset Management Program (RAMP) report, design help, a list of pre-approved Garland-authorized contractors, job-site visits and a long-term guarantee. The Find a Rep tool lists Territory Managers by state and province.
Design-Build Solutions, Inc. (DBS), formed in 2001 as a subsidiary, handles turnkey project management, per Garland’s DBS page. Garland/DBS, Inc., jointly owned by The Garland Company and DBS, holds the cooperative purchasing contracts. Installers must be pre-authorized: in the Troy bid, Renova One was passed over because it “failed to meet the pre-authorized, certified installer requirement.”
- Survey. The Territory Manager walks the roof at no charge and may take cores; ask for the RAMP report, the core log and the infrared moisture-scan images in writing.
- Design. Garland drafts or assists with the specification; ask for the exact system, for example FlexBase Plus 80 base, StressPly Legacy FR Mineral cap and Green-Lock Plus at 2 to 2.5 gal per 100 sq ft per ply.
- Equals. On a public bid, have the architect name 2 or more equal manufacturers that sell in your state, as the Minnesota State Auditor recommended in 2009 and as Connecticut contractors argued state-funded projects require.
- Approvals. Match the spec to the Miami-Dade NOA, FM RoofNav assembly and UL fire rating for your deck and slope, for example NOA 26-0421.05 for modified bitumen over steel decks.
- Contractors. Bid the work to Garland-authorized installers and to at least one installer certified by each equal manufacturer.
- Pricing. Require a materials schedule with Garland product numbers and unit costs, like the Troy tabulation, and compare it with the 31% to 37% price movement shown above.
- Inspection and warranty. Get the inspection schedule (Statesville’s representative visited 3 times a week during installation) and the signed NDL warranty form, term (Troy’s 2025 bid carried a 30-year Garland NDL) and fee conditions before final payment.
For the field checks an owner can run on any low-slope system before and after the install, see our commercial roof inspection checklist.
Garland roofing lawsuits, audits and cooperative contracts
The Garland roofing lawsuits in the public record are bid protests and audits over how public roof specifications were written, not product-defect class actions, and the 2025 court cases named the public owners as defendants. Garland/DBS holds cooperative purchasing contracts, such as those offered through OMNIA Partners, that let public agencies buy without running their own bid, and that model is what the disputes are about.
Garland’s procurement page lists 11 purchasing organizations: OMNIA Partners, Vizient, Premier, Equalis Group, EducationPlus, COMMBUYS, CMAS, GSA, Kinetic, HealthTrust and Advantus. Its OMNIA Partners page names two contracts: County of Racine ITB #PW 1945 and Region 4 ESC (Texas) JOC #R230401.
Contract R230401 took effect November 1, 2023 and was set to expire October 31, 2026, per Garland’s December 13, 2023 announcement. Florida’s Department of Management Services adopted it as Alternate Contract Source 72152601-24-OMNIA-ACS, which notes two optional one-year renewals on the master contract. Check renewal status before buying under R230401 after October 31, 2026.
| Year and place | Record | What it says | Source |
|---|---|---|---|
| 1999, Iowa | T and K Roofing Co. v. Iowa Department of Education, 593 N.W.2d 159; Garland was intervenor-appellee | A Garland sales representative helped draft Pekin school roof specs; the Iowa Supreme Court affirmed findings that the district substantially complied with competitive bidding rules and that no conflict of interest existed | Opinion text (vLex) |
| 2009, Minnesota | Office of the State Auditor letter to Stillwater Area Public Schools, May 21, 2009 | Garland drafted the specs; only contractors using Garland products bid; Garland helped the district evaluate bids; the auditor recommended the district not let manufacturers draft its specs | MN OSA letter |
| 2015, Minnesota | State auditor review of St. Cloud school roof bids | Reported under the headline “State auditor finds holes in St. Cloud school roof bids”; full text was not accessible for this review | St. Cloud Times, Sept 19, 2015 |
| 2025, Ansonia, CT | The Imperial Company v. City of Ansonia, filed Sept 19, 2025 | Alleged the high school bid locked bidders into Garland panels; the city’s counsel said the claim had no merit but extended the bid deadline to Oct 27, 2025 and worked on revised specs | Valley Independent Sentinel, Oct 13, 2025 |
| 2025, Danbury, Ledyard and East Lyme, CT | Greenwood Industries v. City of Danbury (June 2025); Imperial suit against Ledyard; Imperial bid protest in East Lyme | Complaints alleged Garland was specified with “dead equals”; Imperial claimed the Ledyard spec added over $500,000; Danbury’s public works director said the city denies any bid rigging, the lawsuit was dropped and the roof was redesigned with in-stock materials | Inside Investigator, Jan 18, 2026 |
| Garland’s position | Garland FAQ | States all cooperative contracts used to buy Garland materials were publicly bid at a national or state level in compliance with federal and state law | Garland FAQ |
Allegations in complaints are claims, not findings. For a public owner, the 2009 Minnesota letter and the 2025 Connecticut filings point to the same control: write the specification around performance values that at least 3 manufacturers selling in the state can meet, and allow enough time for substitution review. Ansonia’s original window ran from an August 27, 2025 invitation to a September 16 bid date, which the plaintiff argued was too short for an alternate manufacturer’s approval.
Garland vs Tremco, Johns Manville, Siplast and SOPREMA
Garland competes with four other large SBS modified bitumen suppliers on most commercial specs. Garland is the only one of the five that is 100% employee-owned; SOPREMA is family-run, and the other three belong to larger groups, per each company’s site as compiled in our SOPREMA roofing review.
| Company | Owner | SBS cap sheet line | Other low-slope line | Sales channel | Source |
|---|---|---|---|---|---|
| Garland | Garland Industries, Inc., 100% ESOP | StressPly, OptiMax | KEE-Stone KEE hybrid; R-Mer metal | Direct, through Territory Managers | garlandco.com |
| Tremco Roofing | RPM International | POWERply, POWERply Endure | Not compared here | Not compared here | tremcoroofing.com |
| Johns Manville | Berkshire Hathaway, since 2001 | DynaBase, DynaLastic, DynaKap, DynaWeld | TPO, PVC, EPDM | Roofing distributors, JM-approved contractors | jm.com |
| Siplast | Standard Industries (joined 2016) | Paradiene, Veral | Parapro PMMA | Not compared here | siplast.com |
| SOPREMA | Family-run SOPREMA Group, Strasbourg | SOPRALENE, ELASTOPHENE | ALSAN liquid-applied | Not compared here | soprema.us |
The bid-relevant difference is channel. A Garland spec usually arrives with a Garland Territory Manager attached for survey, design and inspection, which Statesville’s case study presents as the benefit and the Connecticut plaintiffs present as the problem. For the single-ply side of the same decision, see our Johns Manville roofing review and our commercial flat roof overview.
Is Garland roofing a good choice? Which situation fits
Garland fits owners who want one manufacturer to survey, design, inspect and warrant a multi-ply roof, and who accept materials pricing that the Troy bid puts at $11.80 to $14.52 per sq ft for a 2-ply cold system before labor. It fits less well where the owner must prove 3 open equals or where the lowest installed price sets the budget.
| If your project is | Then | Threshold to check |
|---|---|---|
| A public building using a cooperative contract | Garland/DBS via OMNIA (County of Racine or R230401) or another listed purchasing organization | Contract active on the order date; R230401 term ends Oct 31, 2026 unless renewed |
| A state-funded school that must list equals | Use Garland as a basis of design only with 2 or more named equals that sell locally | Substitution window long enough for an equal maker’s engineering review |
| In Miami-Dade or Broward (HVHZ) | Pick the system by NOA for your deck | For example NOA 26-0421.05, steel decks, expires Dec 3, 2028 |
| A cold-climate or occupied building (hospital, school) | Cold-applied StressPly or a LiquiTec restoration | LiquiTec 0 g/L VOC; StressPly Max flexes to minus 60°F; StressPly SA only to minus 15°F |
| A metal roof at very low slope | R-Mer Shield | Spans open purlins down to 1/4:12; R-Mer Loc needs 3:12 over purlins |
| An aged mod bit or BUR roof with dry insulation | Price a Garland coating restoration before tear-off | Pyramic Plus LO at 2 to 3 gal per 100 sq ft; Cool-Sil needs 2 pli adhesion |
| Under 10,000 sq ft with a fixed budget | Get at least one competing 2-ply SBS bid | Site baseline $7 to $12 per sq ft installed for generic 2-ply SBS |
| A house with a sloped shingle roof | Garland is not the brand; it sells no asphalt shingles | Garland catalog, 112 products, Oct 28, 2026 |
Wet insulation changes the restoration math. Our built-up roof repair guide covers blister, leak and moisture checks to run before any coating bid.
Garland roofing locations and jobs
Garland roofing locations start at the Cleveland headquarters at 3800 East 91st Street, which Garland bought in 1919, with a Canadian company formed in 1987 and a UK company formed in 2001. Field coverage comes from the 220-plus local representatives listed through the Find a Rep tool, not from branch stores.
| Entity | Address on Garland documents | Formed | Source |
|---|---|---|---|
| The Garland Company, Inc. (HQ) | 3800 East 91st Street, Cleveland, OH 44105 | 1895 | Garland, Our History; data sheets |
| Garland Canada Inc. | 3565 Nashua Drive, Mississauga, ON (2026 data sheets); 209 Carrier Drive, Toronto (2025 StressPly Max TDS) | 1987 | Garland data sheets |
| The Garland Company UK, Ltd | Formed in Gloucester; Avonmouth, Bristol BS11 8DF on the 2017 StressPly Plus TDS | 2001 | Garland, Our History; StressPly Plus TDS |
| Garland/DBS, Inc. and Design-Build Solutions, Inc. | Cleveland, OH | 2001 (DBS) | Garland DBS and OMNIA pages |
Garland roofing jobs are posted on Garland’s careers page, which says new employees take ownership through the ESOP. Field sales roles carry the Territory Manager title, as in the Statesville case study, where the Carolinas Territory Manager recommended the OMNIA Partners contract. Installer jobs on Garland roofs are with authorized contracting firms, such as Davco Roofing and Sheet Metal on the Statesville job.
Frequently asked questions
Who owns Garland Company?
The Garland Company, Inc. is owned by its employees through an Employee Stock Ownership Plan. Garland started the ESOP in 1985 and became 100% employee-owned in 2004, per its company history. The parent is Garland Industries, Inc., based at 3800 East 91st Street in Cleveland, Ohio. No private equity firm or public company appears as an owner in Garland documents reviewed in October 2026.
Is Garland a good company?
On the record, Garland has operated since 1895, holds 30 active Miami-Dade NOAs, publishes data sheets for its membranes and has won 27 straight NorthCoast 99 workplace awards. Against that, public bids show premium pricing, about $11.80 to $14.52 per sq ft in materials for a 2-ply cold system before labor, and its specification practices drew a 2009 Minnesota auditor letter and 2025 Connecticut bid lawsuits against towns.
What is a garland roof?
In commercial roofing, a Garland roof is a roof system built from The Garland Company’s products, most often a 2-ply StressPly SBS modified bitumen roof over a FlexBase or StressBase base sheet, a KEE-Stone hybrid or an R-Mer standing seam metal roof. It is not an architectural roof style. Public bids for Garland systems usually require a pre-authorized Garland installer, as the City of Troy, Michigan bid did in 2025.
What are the top five roofing companies?
Among contractors, Roofing Contractor’s 2026 Top 100 lists Tecta America ($1.6 billion), Flynn Group ($841 million US), Roofing Corp of America ($652 million) and Nations Roof ($500 million) as the leading commercial firms, while CentiMark did not submit in 2026. Garland is a manufacturer, so it is not on that contractor list. Its main low-slope manufacturer rivals are Tremco, Johns Manville, Siplast and SOPREMA.
Does Garland publish a roofing price list?
Garland posts no price list on garlandco.com. Two public records print Garland prices: Ohio State Term Schedule 800434, effective March 26, 2021, lists FlexBase Plus 80 at $208 per roll, and the City of Troy, Michigan bid opened May 15, 2025 lists StressPly Legacy Smooth at $424.71 per 100 sq ft roll and FlexBase Plus 80 at $273.24, bought under OMNIA contract R230401.
Is there a Garland roofing lawsuit?
The public disputes found are bid protests and audits, not product-defect class actions. In 2025, contractors sued Ansonia, Danbury and Ledyard, Connecticut, alleging school roof specs steered bids to Garland; Danbury denies any bid rigging and says the suit was dropped. A 2009 Minnesota State Auditor letter found Garland drafted Stillwater school roof specs. Garland says its cooperative contracts were publicly bid in compliance with law.
Is Garland roofing approved in Florida?
Yes. Miami-Dade County’s Product Control listing showed 30 active Garland NOAs on October 28, 2026, covering StressPly modified bitumen membranes (NOA 25-0430.06, expires June 5, 2030), modified bitumen and KEE systems by deck type, R-Mer Shield and R-Mer Span metal panels and several coatings. Florida public agencies can also buy through DMS Alternate Contract Source 72152601-24-OMNIA-ACS.
Where is Garland located and how do I find a Garland roofer?
Garland is headquartered at 3800 East 91st Street, Cleveland, OH 44105, with Garland Canada in Ontario since 1987 and Garland UK, formed in Gloucester in 2001. Garland says it has over 220 local building envelope professionals. Use the Find a Rep tool on garlandco.com by state or province, and ask that Territory Manager for the list of Garland-authorized contractors near you.
Is Garland Roofing in Garland, Texas the same company?
No. Garland Roofing Company, Inc. at 2607 Industrial Lane, Garland, Texas is an independent contractor that says it has been family-owned since 1964, and its BBB profile lists it as accredited since July 1, 1988. The Garland Company, Inc. is the Cleveland, Ohio manufacturer of StressPly, KEE-Stone and R-Mer products and sells no asphalt shingles.