Executive Summary / Key Takeaways

• Carlisle Companies Incorporated has successfully transformed into a pure-play building products company, completing its strategic pivot in 2024 with the divestiture of Carlisle Interconnect Technologies (CIT) and focusing on high-performance building envelope solutions.
• The company's Carlisle Construction Materials (CCM) segment demonstrates significant resilience, driven by strong and recurring commercial reroofing demand, which constitutes approximately 70% of its commercial roofing revenue.
• Carlisle is aggressively investing in innovation and strategic acquisitions, aiming to generate 25% of revenues from new products by 2030 and expanding its market position in energy-efficient and labor-saving solutions.
• Despite macroeconomic headwinds, including high interest rates, affordability challenges in residential construction, and temporary distribution channel volatility, Carlisle maintains a strong balance sheet and is committed to disciplined capital allocation, including a raised share buyback target of $1.3 billion for 2025.
• While full-year 2025 guidance has been revised to flat revenue and a 250 basis point decline in adjusted EBITDA margin due to market softness, management remains confident in achieving its ambitious Vision 2030 targets of $40+ adjusted EPS and over 25% Return on Invested Capital (ROIC).

A Century of Building Excellence and Strategic Evolution

Carlisle Companies Incorporated, founded in 1917, has a rich history of adapting and evolving, culminating in a significant strategic transformation in recent years. This journey reached a pivotal point in 2024 with the $2 billion sale of Carlisle Interconnect Technologies (CIT), marking its complete pivot to a pure-play building products company. This strategic realignment has sharpened the company's focus on innovative building envelope solutions, positioning it to capitalize on enduring industry trends. Carlisle's overarching Vision 2030 strategy is built on four pillars: product innovation, operational excellence through the Carlisle Operating System (COS), exceptional customer service via the Carlisle Experience, and strategic mergers and acquisitions (M&A).

The company's core business revolves around providing essential products and solutions for energy-efficient buildings, operating primarily through two segments: Carlisle Construction Materials (CCM) and Carlisle Weatherproofing Technologies (CWT). This focus places Carlisle at the heart of an imperative industry, addressing fundamental societal needs for shelter and infrastructure. The company's long-standing presence and strategic repositioning underscore its foundational strengths and its ability to respond to dynamic market conditions.

The Imperative Core: CCM's Resilient Foundation

Carlisle Construction Materials (CCM) stands as the resilient bedrock of Carlisle's operations, specializing in premium single-ply roofing products and warranted roof systems. This segment is a leader in providing solutions like ethylene propylene diene monomer (EPDM), thermoplastic polyolefin (TPO), polyvinyl chloride (PVC) membrane, polyisocyanurate (polyiso) insulation, and engineered metal roofing and wall panel systems. A critical driver of CCM's stability is the commercial reroofing market, which consistently accounts for approximately 70% of its commercial roofing revenue. This demand is non-discretionary, fueled by an aging commercial building stock in the U.S., where 70% of nonresidential buildings are over 25 years old, and 55% of buildings over 35 years old require second or third roof replacements.

In the third quarter of 2025, CCM reported revenues of $1,000.80 million, essentially flat year-over-year, as robust reroofing activity largely offset softer new construction demand. Despite this revenue stability, CCM's adjusted EBITDA margin for the quarter was 30.2%, a decrease from 32.8% in the prior year. This margin compression was primarily attributed to $12.60 million in materials inflation, higher operating costs of $13.30 million to enhance the Carlisle Experience, and increased research and development expenses of $3.30 million. Management acknowledged temporary setbacks from M&A integration within a key distribution partner, causing some near-term order volatility. However, they anticipate these issues will be resolved, leading to a more stable situation.

Expanding the Envelope: CWT's Growth Trajectory and Market Headwinds

The Carlisle Weatherproofing Technologies (CWT) segment offers a broad portfolio of building envelope solutions, including waterproofing, moisture protection, roofing underlayments, air/vapor barriers, sealants, roof coatings, and expanded polystyrene (EPS) insulation. CWT's mission is to drive energy efficiency and sustainability in both commercial and residential applications. The segment's performance in the third quarter of 2025 reflected ongoing market challenges, particularly in residential new construction, where elevated mortgage rates and affordability issues continue to suppress demand.

CWT's revenues for Q3 2025 increased 3.2% year-over-year to $346.10 million, primarily driven by recent acquisitions. However, organic revenue declined 8.4% due to continued market softness. The segment's adjusted EBITDA margin decreased to 17.4% from 20.7% in the prior year, largely due to volume deleverage and increased unit costs from higher absorption of fixed costs on lower volumes. Despite these headwinds, CWT is actively pursuing strategic initiatives, including automation projects and share gain efforts in retail, to position the business for margin expansion as the housing market recovers.

Technological Edge: Innovation Driving Future Value

Carlisle's commitment to innovation is a cornerstone of its Vision 2030 strategy, aiming to generate 25% of revenues from new products introduced within the past five years. The company's core differentiated technologies span its diverse product portfolio, focusing on solutions that offer tangible benefits in energy efficiency, labor savings, and durability.

In roofing, Carlisle's single-ply membranes (EPDM, TPO, PVC) and polyiso insulation are engineered for superior thermal performance and longevity. New product introductions like RapidLock, SeamShield, APEEL, and VP Tech are designed to address critical contractor pain points. For instance, RapidLock systems aim to reduce installation time and labor, directly addressing the persistent labor shortages in the construction industry. SeamShield and VP Tech enhance the integrity of the building envelope, providing superior moisture and air protection, which translates into improved energy performance and long-term durability for building owners.

A significant R&D initiative is the expansion of Carlisle's Research and Innovation Center in Carlisle, PA, representing a substantial investment to accelerate product development. This center is crucial for enhancing testing capabilities and developing a consistent pipeline of concepts that can generate "hundreds of millions of dollars in revenue, not tens." The company is also exploring advanced insulation technologies, such as its UltraTouch recycled denim insulation, acquired through Bonded Logic. This product targets the large fiberglass insulation market with a sustainable and high-performance alternative. Carlisle envisions this acquisition achieving a double-digit revenue CAGR and run-rate EBITDA margins north of 50% gross margin, significantly contributing to its sustainability goals and Vision 2030 objectives.

The "so what" for investors is clear: these technological advancements and R&D investments directly contribute to Carlisle's competitive moat. By offering differentiated products that provide measurable value (e.g., reduced labor costs for contractors, lower energy bills for building owners), Carlisle can command premium pricing, expand its market share, and drive superior margins. This strategic focus on innovation ensures that Carlisle remains a preferred choice in a competitive market, bolstering its financial performance and long-term growth trajectory.

Strategic Acquisitions: Fueling Growth and Synergies

Carlisle's M&A strategy is a vital component of its growth playbook, focused on synergistic acquisitions that enhance capabilities and expand addressable markets. The company's disciplined approach has yielded several impactful acquisitions:

• MTL Holdings LLC (Acquired May 2024): This acquisition for $424.60 million significantly expanded Carlisle's architectural metal capabilities, allowing it to offer prefabricated perimeter edge metal systems and non-insulated architectural metal wall systems. The integration has exceeded expectations, with synergies now projected to be well over $20 million, surpassing the initial estimate of $13 million. This enables Carlisle to sell more content per roof and offer a more complete warranty.
• PFB Holdco, Inc. (Plasti-Fab) (Acquired December 2024): Acquired for $266.50 million, Plasti-Fab is a vertically integrated provider of expanded polystyrene (EPS) insulation across Canada and the Midwestern U.S. This acquisition leverages Carlisle's existing EPS capabilities and is expected to generate $14 million in synergies.
• ThermaFoam (Acquired February 2025): For $52.90 million, ThermaFoam further bolstered Carlisle's EPS insulation offerings, adding geographic coverage in Texas and the South Central U.S.
• Bonded Logic (Acquired June 2025): This $60.70 million acquisition introduced UltraTouch recycled denim insulation, opening a new growth avenue in the sustainable insulation market.

These acquisitions are strategically aligned with Carlisle's Vision 2030, enhancing its ability to provide comprehensive building envelope solutions, capture cost synergies, and expand its national footprint. Management is optimistic that M&A markets will become increasingly productive as economic conditions improve, allowing Carlisle to continue deploying capital for meaningful bolt-on acquisitions.

Financial Strength and Capital Allocation

Carlisle's financial performance in the first nine months of 2025 reflects both the resilience of its core business and the impact of market headwinds. For the nine months ended September 30, 2025, revenues were $3,892.20 million, a slight increase from $3,880.70 million in the prior year. Income from continuing operations was $609.10 million, down from $702.70 million in the same period of 2024, resulting in diluted earnings per share from continuing operations of $13.94, compared to $14.74 previously. Adjusted EBITDA for the nine months was $976.40 million, with an adjusted EBITDA margin of 25.1%.

The company maintains a robust liquidity position, with $1.1 billion in cash and cash equivalents and $1 billion available under its revolving credit facility as of September 30, 2025. In Q3 2025, Carlisle strategically issued $1 billion in senior notes (5.25% due 2035 and 5.55% due 2040) to enhance financial flexibility, while keeping its net debt-to-EBITDA ratio at a comfortable 1.4x, well within its target range of 1 to 2x.

Carlisle's capital allocation strategy is balanced and disciplined. The company expects to generate approximately $1 billion in cash flow from operating activities in 2025, with free cash flow for the first nine months at $620 million, on track to exceed its 15% free cash flow margin target for the full year. This strong cash generation supports significant shareholder returns; in Q3 2025 alone, Carlisle repurchased 0.8 million shares for $300 million and raised its dividend by 10%, marking its 49th consecutive annual increase. The share buyback target for 2025 has been increased to $1.3 billion. Capital expenditures for the first nine months of 2025 were $91.30 million, with the full-year projection revised to $130 million as some projects shift to 2026.

Competitive Landscape: Differentiating in a Dynamic Market

Carlisle operates in a dynamic and consolidating building products industry, competing against a mix of large diversified players and specialized niche firms. Key competitors include Owens Corning in construction materials, and in interconnect technologies (a former segment), companies like TE Connectivity (TEL) and Amphenol (APH). In fluid technologies, Nordson (NDSN) is a notable player.

Carlisle's competitive advantages are rooted in its diversified product portfolio, strong brand recognition (e.g., Carlisle SynTec, Versico, Henry), and a comprehensive service ecosystem. Its ability to offer integrated building envelope solutions differentiates it from more specialized rivals. For instance, in commercial roofing, Carlisle's full warranty systems and contractor training programs create a sticky customer base. While some competitors, like Owens Corning (OC), may have greater scale in specific material categories, Carlisle's focus on engineered solutions and the "Carlisle Experience" provides a distinct value proposition, particularly for complex projects.

The industry is experiencing consolidation in distribution and among contractors. Carlisle has adapted to these shifts, with its direct sales to contractors increasing to the mid-teens, though still about half of what some competitors publicly report. This flexibility, combined with its robust logistics and freight capabilities, allows Carlisle to maintain strong customer relationships regardless of channel changes. The company's significant R&D investments, particularly in labor-saving and energy-efficient products, are crucial for maintaining its competitive edge against rivals who may be more agile in certain technological niches.

Outlook and Risks: Progressing Towards Vision 2030

Carlisle's full-year 2025 guidance reflects the persistent macroeconomic headwinds. The company has revised its consolidated revenue outlook to flat year-over-year, with an anticipated adjusted EBITDA margin decline of 250 basis points. This more conservative stance is driven by continued weakness in residential and nonresidential new construction, higher interest rates, affordability challenges, and temporary disruptions in the commercial distribution channel. For Q4 2025, CCM revenue is expected to be down low single digits, while CWT revenue is projected to increase low single digits, primarily due to acquisitions.

Despite these near-term challenges, Carlisle remains steadfast in its Vision 2030 targets: $40+ adjusted EPS, ROIC of 25% or greater, over $6 billion in cumulative free cash flow, and an organic revenue CAGR exceeding 5%. Management views current market softness as temporary delays, confident that underlying drivers like aging building stock, energy efficiency mandates, labor shortages, and the U.S. housing deficit will provide long-term tailwinds.

Key risks to monitor include the ongoing impact of high interest rates on construction activity, potential unforeseen indirect consequences of tariffs on the broader supply chain and consumer sentiment, and the persistent labor shortage in construction. Raw material inflation, particularly from supply disruptions and antidumping duties on certain chemicals, also poses a risk to margins. However, Carlisle's strategic focus on innovation, operational excellence, and disciplined capital allocation positions it to mitigate these risks and capitalize on long-term growth opportunities.

Conclusion

Carlisle Companies Incorporated has successfully executed a transformative pivot to become a pure-play building products leader, establishing a robust foundation for future growth. The company's strategic emphasis on innovation, particularly in energy-efficient and labor-saving solutions, coupled with a disciplined M&A strategy, is designed to enhance its competitive moat and drive long-term value. While current macroeconomic pressures and temporary distribution channel volatility have led to a revised, more conservative outlook for 2025, Carlisle's underlying business fundamentals, especially the resilient commercial reroofing demand, remain strong.

The company's commitment to its Vision 2030 targets, supported by a strong balance sheet and consistent cash flow generation, underscores its potential for sustained earnings growth and shareholder returns. Investors should recognize Carlisle's strategic positioning in imperative markets, its technological leadership in building envelope solutions, and its proven ability to integrate acquisitions as key drivers for long-term success, even as it navigates short-term market complexities.