TPO roofing in Alexandria, VA: three City sentences, read slowly
A TPO membrane goes on a flat or nearly flat roof, and in Alexandria three pieces of City text decide who has to look at that roof first. We quote each one, say what it means, and then say what it leaves unanswered.
Sentence one
The Board skips flat roofs, but only "in most cases"
Replacement or new roofing materials that are visible from the public right-of-way require Staff review. Flat and low-sloped roofs, due to their limited visibility, are not reviewed by the Board.
BAR roofing sheet, Old and Historic District, Introduction, amended July 16, 2025. Checked October 11, 2026.
These levels of review are applicable in most cases. Please note that during the administrative review process, Staff may determine that a project requires Board review.
Same sheet, "BAR Review Levels" box. Checked October 11, 2026.
Sentence two
A building with 3 or more homes sits in the Commercial column
Multi-family Dwelling Units, 3 or more dwelling units (Apartments, Condominiums)
City of Alexandria, Permit Requirements page, listed under the Commercial category in "What Type of Permit Do I Need?" Checked October 11, 2026.
The Census counts 51,830 of the City's 80,844 homes (64.1 percent) in buildings of 3 or more units, adding the size bands from 3 or 4 up to 50 or more. That counts homes, not roofs, and the Census bands do not match the permit category exactly.
All renovations that propose the modification of load bearing elements such as floor and roof assemblies, beams and girders, bearing and shear walls, and columns are required to be prepared by a Virginia Registered Design Professional (RDP).
Permit Center memorandum, "Alterations within condominium units," June 23, 2022. Checked October 11, 2026.
Sentence three
The Board's colour advice is a recommendation, not a rule
Both sheets list light colours for flat roofs under "Additional Information", as something the Board recommends for air-conditioning load and the urban heat island effect. That is advice, listed beside a line encouraging living roofs.
The City's own residential design criteria sheet lists Climate Zone 4. The model energy code's roof reflectance table is written for Climate Zones 0 through 3, so a white membrane here is a choice, not a requirement from that table.
The same sheet pictures "single ply membrane" in its gallery of roofing found across the districts, dated to the 20th and 21st centuries. TPO is one of the single-ply membranes, with hot-air welded seams; our flat roof page explains how those roofs are built and repaired.
What people read into these lines
Three sentences and the questions they leave open
| The City's sentence | What people read into it | What to ask |
|---|---|---|
| Flat and low-sloped roofs are not reviewed by the Board | "Nobody at the City looks at a flat roof." | BAR staff, 703.746.3833: is this roof flat or low-sloped in their view, and can any part of it be seen from the street? |
| Staff may determine that a project requires Board review | "The exemption is permanent." | Staff: what would make you refer a membrane project here? |
| 3 or more dwelling units are Commercial | "My rowhouse block is Commercial too." | Code Administration, 703.746.4200: Residential or Commercial for this building? |
| The Board recommends light colors on flat roofs | "The City requires white." | Your association or building owner: is there a written colour rule of its own? |
Using the quotes
Four steps before a membrane is priced or ordered
Confirm the parcel
Inside the City, not a Fairfax County or Arlington address. The Alexandria page explains the ZIP split.
Ask BAR staff
Only if the roof is in Old Town, Uptown or a designated old building.
Ask the Permit Center
Residential or Commercial, and what drawings it expects.
Write the scope
Colour, edges, drains and equipment, agreed in writing.
Questions
Common questions about TPO roofs under Alexandria's rules
Does "not reviewed by the Board" mean a flat Old Town roof needs no approval at all?
No. The sheet only says the Board does not review it, and adds that staff may refer a project. The same sheet tells you to call Code Administration about building permits.
Is a white TPO membrane required on an Alexandria flat roof?
The Board's sheets recommend light colors, and the model energy code's reflectance table covers Climate Zones 0 through 3, while the City lists Climate Zone 4. Your association may have its own rule.
Our building has 3 units with a shared flat roof. Is that Residential or Commercial?
The Permit Requirements page lists multi-family dwelling units of 3 or more under Commercial and rowhouses under Residential. Ask the Permit Center about your building.
Does the condominium alterations memo cover replacing a flat roof membrane?
The memo concerns work inside condominium units and requires a registered design professional for load bearing changes, roof assemblies included. It does not mention membrane replacement.
Do skylights or rooftop antennas on a flat roof fall under the same sheet?
They have their own lines in the administrative policy: new skylights on non-street-facing sides under 10 square feet, antennas on a tripod set back 10 feet from the building face, and solar needing Board approval where visible.
Is single-ply membrane a recognised roofing type in the historic districts?
The Board's sheet pictures single ply membrane among the roofing materials found throughout the districts. Recognised as a type is not the same as approved for your roof.
Keep reading
Where to go from here
Return to our Alexandria roofing page for the permit contacts, see the same material question answered for a different office on the Falls Church TPO page, or compare how Arlington sorts its roofs. For how membrane roofs are built, read the flat roof guide.
Official pages used, checked 2026-10-11: BAR roofing sheet, Old and Historic District, BAR roofing sheet, Parker-Gray District, BAR Policies for Administrative Approval, City Permit Requirements, Condominium Alterations Memo, Residential Design Criteria sheet, Census Reporter, ACS 2024 5-year, table B25024.
Talk through the next step
Talk through your roof with King's Roofing
Share the address, what you are seeing on the roof and the decision you need to make. We will tell you what to expect before anything is scheduled.
9220 Topaz St, Fairfax, VA 22031
Mon to Fri 7 AM to 8:30 PM, Sat 7 AM to 8 PM, closed Sunday