Commercial Ceiling Warranties: What's Actually Covered
Ceiling warranties sound comprehensive until you read the fine print. Here's what you're really getting.
Every ceiling tile manufacturer touts their warranty. "30-year limited warranty!" sounds impressive on a spec sheet. But what does that actually cover? In our experience, most building owners and facility managers have never read their ceiling warranty — and are surprised when they try to make a claim.
Let's break down what ceiling warranties actually cover, what they exclude, and how to make sure you're protected.
Two Separate Warranties
Commercial ceiling installations involve two different warranties that cover different things:
Manufacturer warranty — covers defects in the ceiling tiles and grid components themselves. This is from Armstrong, USG, CertainTeed, or whoever made the products.
Installer warranty — covers the workmanship of the installation. This is from the contractor who installed the ceiling (that's us, in our projects).
These warranties are separate and don't overlap. A manufacturing defect isn't the installer's problem. A crooked grid isn't the manufacturer's problem. Understanding which warranty covers what saves a lot of frustration when something goes wrong.
What Manufacturer Warranties Cover
Major ceiling tile manufacturers typically warrant against:
- Visible sag — tiles that sag more than a specified amount under normal conditions. Armstrong's warranty, for example, covers sag exceeding 1/4" on a 2×4 tile at up to 90% relative humidity for their HumiGuard+ products.
- Manufacturing defects — tiles that crack, delaminate, or fall apart due to flaws in the manufacturing process.
- Color consistency — some warranties cover color variation between tiles from the same manufacturing run.
- Acoustic performance — a few premium product lines warrant that NRC and CAC ratings will meet published specifications.
Warranty periods vary dramatically by product line:
- Economy tiles (Armstrong Cortega, USG Radar): typically 10-year limited warranty
- Mid-range tiles (Armstrong Ultima, USG Mars): 15-30 year limited warranty
- Premium tiles (Armstrong Optima, specialty products): up to 30-year or lifetime limited warranty
- Metal ceiling panels: often 20-30 year finish warranty
- Grid systems: typically 15-30 year warranty on structural integrity and finish
What Manufacturer Warranties Don't Cover
This is the important part. Nearly every manufacturer warranty excludes:
Damage from moisture. If your tiles sag because of a roof leak, plumbing failure, or HVAC condensation, that's not a warranty claim — even if the tiles are rated for high humidity. The warranty covers the tile's inherent resistance to humidity, not damage from external water sources. This is the single most common cause of ceiling tile failure, and it's not covered.
Improper installation. If the grid wasn't installed per manufacturer specifications — wrong hanger spacing, inadequate seismic bracing, tiles installed in the wrong environment — the warranty is void. This is where having a qualified installer matters.
Normal wear and tear. Yellowing over time, minor surface marks from handling, and gradual acoustic degradation are considered normal aging, not defects.
Physical damage. Tiles broken during maintenance access, damaged by other trades working above the ceiling, or harmed by building occupants aren't covered.
Environmental exposure. Excessive heat, chemical fumes, tobacco smoke, cooking grease, and UV exposure from skylights are common exclusions. If your tiles are in a commercial kitchen environment, don't expect a warranty claim to stick unless the tiles were specifically rated for that use.
Discontinued products. If Armstrong discontinues the exact tile you installed, they may offer a "comparable" replacement product. But "comparable" is their definition, not yours. Color and texture matches are not guaranteed.
What Installer Warranties Cover
A reputable ceiling contractor warrants their workmanship — meaning the installation was done correctly per manufacturer specs, industry standards, and project specifications. This typically covers:
- Grid level and alignment
- Proper hanger wire installation and spacing
- Seismic bracing compliance
- Tile fit and finish
- Correct material usage per the project spec
Standard workmanship warranty periods range from 1 to 2 years. Some contractors offer longer terms, especially on larger projects or when negotiated in the subcontract.
Installer warranties do not cover:
- Product defects (that's the manufacturer's warranty)
- Damage caused by other trades after ceiling completion
- Changes made to the ceiling by others
- Building movement, settling, or structural issues
How to Protect Yourself
Use manufacturer-certified installers. Several manufacturers offer extended system warranties when their products are installed by certified contractors. These system warranties can cover both product and installation under a single warranty — which is significantly more valuable than separate warranties from different parties.
Keep your documentation. Warranty claims require proof of purchase, installation date, and product identification. Keep copies of submittals, invoices, and product data sheets. If you don't know what tiles are in your ceiling 10 years from now, you can't make a warranty claim.
Maintain the environment. Keep building humidity under control. Fix leaks immediately. Don't let other trades abuse the ceiling during maintenance. Regular maintenance preserves both the ceiling and the warranty.
Read the warranty before you spec the product. If humidity resistance matters for your application, make sure the specific product line you're specifying has a sag warranty at the humidity levels your building experiences. Not all products within a manufacturer's line carry the same warranty terms.
Spec it in writing. For projects where warranty coverage is critical, include specific warranty requirements in the project specification. "Contractor shall provide manufacturer's 30-year sag warranty including coverage at 95% RH" is enforceable. "Provide standard warranty" is not.
The Bottom Line
Ceiling warranties are worth having but they're not the safety net most people assume. The vast majority of ceiling tile failures we see — water damage, moisture-related sag, physical damage from maintenance — fall outside warranty coverage.
The best protection is prevention: choose the right products for your environment, hire a qualified installer, and maintain the building systems that keep the ceiling healthy. When you do that, you rarely need the warranty anyway.
Have warranty questions about a ceiling project? We're happy to help →