Frequently asked questions
for commercial roofing

The cost of a low-slope roof can vary significantly depending on various factors, including the size of the roof, the materials used, the location, and labor costs. Low-slope roofs are commonly used in commercial buildings, industrial structures, and some residential properties.

Here are some of the key factors that can influence the cost of a low-slope roof:

Roofing Material
The choice of roofing material greatly impacts the cost. Common materials for low-slope roofs include built-up roofing (BUR), modified bitumen, single-ply membranes (such as TPO or EPDM), and metal. Each material has a different price point.

Roof Size
The larger the roof, the more materials and labor will be required, which will increase the cost.

Roof Complexity
A simple, rectangular low-slope roof will be less expensive to install than a roof with multiple angles, protrusions, or other complex features.

Location
Labor and material costs can vary by location. Urban areas tend to have higher costs than rural areas.

Roof Access
The ease of access to the roof can affect labor costs. A more challenging roof to access may require more time and resources.

Insulation and Underlayment
Proper insulation and underlayment are essential for low-slope roofs to prevent leaks and provide energy efficiency. The quality and type of insulation and underlayment can affect costs.

Roof Deck Condition
If the roof deck (the structural base of the roof) is damaged or needs repairs, this will add to the cost.

Roof Warranty
Longer and more comprehensive warranties typically come with higher costs. These warranties can offer peace of mind but may increase the initial expense.

Local Building Codes
Building codes and regulations can influence the materials and methods required for low-slope roofing in your area, potentially affecting costs.

Roofing Contractor
The choice of a roofing contractor also plays a significant role in determining the cost. Union rates are much higher than non-union contractors.

Generally, we see commercial low-slope roof costs fall somewhere near the following ranges:

Overlay
$1,000SQ

Full Replacement
$2,000SQ

Choosing the best roofing material for your low-slope roof depends on various factors, including your budget, climate, and specific needs. Here are some common low-slope roofing materials and their characteristics:

Built-Up Roofing (BUR)
BUR, also known as "tar and gravel" roofing, consists of layers of bitumen (asphalt or coal tar) alternated with reinforcing fabrics and topped with a layer of gravel or other mineral surface. BUR is known for its durability and can be a cost-effective choice. It provides good waterproofing and is suitable for low-slope roofs.

Modified Bitumen Roofing
Modified bitumen is a single-ply roofing material that incorporates bitumen and a variety of modifiers to enhance its performance. It is available in multiple forms, including torch-applied, cold-applied, and self-adhering sheets. Modified bitumen is easy to install and provides good flexibility and weather resistance.

Single-Ply Membranes
Single-ply roofing materials, such as TPO (Thermoplastic Olefin) and EPDM (Ethylene Propylene Diene Monomer), are popular for low-slope roofs. TPO is known for its energy efficiency and UV resistance, while EPDM is a durable and cost-effective option. These materials are lightweight and relatively easy to install.

Metal Roofing
Metal roofing, particularly standing seam metal, can be suitable for low-slope roofs. It provides durability, longevity, and resistance to fire, wind, and some types of extreme weather conditions. Metal roofs are also energy-efficient.

PVC Roofing
PVC (Polyvinyl Chloride) roofing is another single-ply membrane option known for its resistance to chemicals, grease, and UV radiation. PVC roofs are durable, flexible, and offer excellent waterproofing properties.

When selecting the best roofing material for your low-slope roof, consider the following:

Climate
The local climate can impact your choice. Some materials are better suited to extreme heat or cold, while others are more resistant to UV radiation.

Budget
Your budget is a critical factor. Some materials are more cost-effective than others, both in terms of installation and long-term maintenance.

Durability
Assess the expected lifespan of the material, as well as its resistance to factors like moisture, chemicals, and mechanical damage.

Energy Efficiency
Consider the energy efficiency of the material, which can affect heating and cooling costs.

Local Building Codes
Ensure that the selected roofing material complies with local building codes and regulations.

Maintenance Requirements
Some materials require more maintenance than others. Consider the long-term maintenance needs and costs.

Warranty
Look into the warranties offered by manufacturers and consider the length and coverage of the warranty.

It's advisable to consult with a roofing professional or contractor who is experienced in low-slope roofing to assess your specific needs and provide recommendations based on your circumstances. They can help you make an informed decision regarding the best roofing material for your low-slope roof.

The lifespan of a low-slope roof can vary depending on several factors, including the type of roofing material used, the quality of installation, climate conditions, and the level of maintenance. Here are some general estimates for the lifespans of common low-slope roofing materials:

Built-Up Roofing (BUR)
A well-maintained BUR roof can last anywhere from 20 to 30 years or more. Proper maintenance and occasional repairs can extend its lifespan.

Modified Bitumen Roofing
Modified bitumen roofs typically last around 20 to 25 years. Regular maintenance and prompt repairs can help prolong their life.

Single-Ply Membranes (TPO, EPDM, PVC): Single-ply membranes can have varying lifespans. TPO and PVC roofs can last 20 to 30 years or more with good maintenance, while EPDM roofs tend to have a slightly shorter lifespan of around 15 to 25 years.

Metal Roofing
Metal roofs, when properly installed and maintained, can last 40 years or more. They are known for their durability and longevity.

Keep in mind that these are general estimates, and the actual lifespan of your low-slope roof may differ. Several factors can influence the longevity of a low-slope roof:

Climate
Extreme weather conditions, including prolonged exposure to UV rays, high winds, and temperature fluctuations, can affect a roof's lifespan. Some materials are better suited for certain climates.

Installation Quality
The quality of installation is critical. A poorly installed roof is more likely to develop issues and have a shorter lifespan.

Maintenance
Regular inspection and maintenance can significantly extend a low-slope roof's life. Addressing small problems before they become major issues can save you money and increase the roof's lifespan.

Roof Design
The design of the low-slope roof can also influence its lifespan. Proper drainage and insulation are important factors.

Roofing Material
The choice of roofing material itself plays a crucial role. Some materials are inherently more durable and longer-lasting than others.

Warranty
The length and coverage of the manufacturer's warranty can provide an indication of the expected lifespan of the roofing material.

It's important to consult with a professional roofing contractor to assess your specific situation and provide guidance on the expected lifespan of your low-slope roof. They can also offer recommendations for maintenance and repairs to maximize the roof's longevity. Regular inspections and proactive maintenance are key to ensuring your low-slope roof reaches or exceeds its expected lifespan.

Detecting a roof leak on a low-slope roof can be crucial in preventing costly water damage and structural issues. Here are some common signs of a roof leak on a low-slope roof:

Water Stains on Ceilings or Walls
One of the most obvious signs of a roof leak is water stains on interior ceilings or walls. These stains can vary in size and may be discolored or have a ring-like pattern.

Dripping Water
If you notice water dripping from the ceiling or light fixtures, it's a clear indication of an active roof leak. This is a sign that the leak is significant and requires immediate attention.

Bubbling or Peeling Paint
Moisture infiltration from a roof leak can cause paint or wallpaper to bubble, blister, or peel, particularly in the areas where the water is accumulating.

Mold or Mildew Growth
Excessive moisture from a roof leak can lead to the growth of mold or mildew on walls, ceilings, or in attic spaces. This can cause health issues and should be addressed promptly.

Musty Odors
The presence of a musty or moldy smell indoors can be a sign of water intrusion, as it often accompanies mold and mildew growth.

Damp or Wet Insulation
In an attic space or interior ceiling, wet or damp insulation can be a clear sign of a roof leak. Insulation that has absorbed moisture loses its effectiveness and should be replaced.

Sagging or Warped Ceiling
A leaking roof can lead to structural damage over time. A sagging or warped ceiling can indicate water damage and the need for immediate repairs.

Visible Exterior Damage
Inspect the roof's exterior for visible signs of damage. Look for cracked, missing, or deteriorating roofing materials, such as shingles or membrane seams.

Ponding Water
On a low-slope roof, the accumulation of water, or "ponding," is a common issue that can lead to leaks. If you notice standing water on the roof that doesn't drain within 48 hours after rainfall, it can increase the risk of leaks.

Clogged or Damaged Drainage Systems
Check for clogged or damaged roof drainage systems, including scuppers, gutters, and downspouts. When these systems are not functioning correctly, they can contribute to water intrusion.

Interior or Exterior Wall Damage
Water from a roof leak can travel horizontally within the structure and damage interior or exterior walls. Look for signs of water damage near the perimeter of the roof.

If you suspect a roof leak, it's essential to address it promptly to prevent further damage. Contact a professional roofing contractor to assess the issue and perform necessary repairs. Regular roof inspections and maintenance can help identify and address potential leaks before they become more significant problems.

Repairing a damaged low-slope roof should be done carefully to prevent further issues and ensure the longevity of the repair. Here's a general process to follow when repairing a damaged low-slope roof:

Safety Precautions
Safety should be your top priority. Ensure you have the necessary safety gear, including a safety harness, non-slip shoes, and fall protection equipment, if working at heights.

Assessment
Carefully inspect the damaged area to assess the extent of the damage. Look for signs of moisture infiltration and identify any damaged or deteriorated roofing materials.

Gather Materials
Collect the necessary materials and tools for the repair, including roofing membrane or patches, adhesive or sealant appropriate for your roofing material, roofing nails or screws, a utility knife, and a roofing roller.

Clean the Area
Remove debris, dirt, and loose roofing materials from the damaged area. Clean the surface to ensure good adhesion for the repair.

Cut and Prepare Patch Material
If you're using patch material, cut it to size to cover the damaged area with a small overlap around the edges. For built-up roofing (BUR), cut a patch from the same material used in the roof.

Apply Adhesive or Sealant
Apply an appropriate adhesive or sealant to both the damaged area and the patch material. Follow the manufacturer's instructions for the specific product you're using.

Secure the Patch
Carefully position the patch over the damaged area, ensuring it's properly aligned. Press the patch down firmly to ensure good adhesion.

Seal the Edges
Seal the edges of the patch with additional adhesive or sealant. This helps prevent water infiltration and provides a watertight seal.

Roll and Smooth
Use a roofing roller to press the patch material firmly in place, ensuring it's securely bonded to the roof. This step helps eliminate air bubbles and improves the patch's adhesion.

Inspect and Test
After the repair is complete, thoroughly inspect the area to ensure there are no gaps, loose edges, or other issues. Test the repair by spraying the area with water to verify that it's watertight.

Reinforce Seams (if applicable)
Reinforce Seams (if applicable) For single-ply membranes like TPO or EPDM, you may need to use seam primer and seam tape to reinforce any damaged seams. Follow manufacturer guidelines for these materials.

Regular Maintenance
To prevent future damage, establish a regular maintenance schedule for your low-slope roof. This includes inspecting the roof, clearing debris, and addressing any issues promptly.

Keep in mind that the specific repair process can vary based on the type of roofing material and the extent of the damage. For more complex or extensive repairs, or if you're unsure of the best approach, it's recommended to hire a professional roofing contractor. They have the experience and expertise to handle low-slope roof repairs safely and effectively. Additionally, some roofing materials may be under warranty, and DIY repairs could void those warranties, so it's important to consider this when deciding whether to repair the roof yourself or hire a professional.

Roof replacement for a low-slope roof is a significant project that should be approached with careful planning and execution. Here is a step-by-step overview of the roof replacement process for a low-slope roof:

Assessment and Planning
Start with a thorough inspection of the existing roof to assess its condition. Identify any structural issues, damage, or areas that need repair. Determine the type of roofing material that will be used for the replacement.

Permits and Regulations
Check local building codes and regulations to determine whether you need permits for the replacement. Ensure your project complies with local codes and zoning requirements.

Safety Preparations
Prioritize safety. Ensure that the work area is safe for the roofing crew and that safety equipment, such as harnesses and fall protection, is in place.

Remove Existing Roofing
Remove the old roofing material down to the roof deck. This may involve tearing off multiple layers if the existing roof is a built-up roof (BUR). Proper disposal of old roofing material is important.

Inspect and Repair Roof Deck
Examine the roof deck for any signs of damage or rot. Replace or repair damaged sections as needed.

Install Roofing Underlayment
Apply a suitable roofing underlayment, such as roofing felt or a synthetic underlayment, to provide an additional layer of moisture protection.

Choose and Install New Roofing Material
Depending on your choice of low-slope roofing material (e.g., single-ply membrane, modified bitumen, metal), follow the manufacturer's guidelines for installation. This typically involves attaching the roofing material to the deck using adhesives, fasteners, or other appropriate methods.

Seams and Flashing
Pay special attention to seams and flashing details, as these areas are common sources of leaks. Properly seal and reinforce seams with adhesives or heat-welding techniques, and install flashing to protect vulnerable areas, such as vents, chimneys, and penetrations.

Ensure Proper Drainage
Proper drainage is crucial for low-slope roofs. Ensure that the roof is designed to drain water effectively to prevent ponding.

Edge Details and Parapets
Address edge details and parapets, making sure they are properly sealed and flashing is installed to prevent water infiltration.

Final Inspection
Conduct a final inspection of the new roof to ensure that the installation is complete and meets quality standards. Check for any defects or imperfections and correct them as needed.

Clean Up
Remove debris and clean the work area. Dispose of old roofing materials in an environmentally responsible manner.

Roofing System Testing
If required, perform water and leak tests to verify the integrity of the new roof system.

Warranty and Documentation
Ensure that you receive documentation and warranties for the new roof from the manufacturer and the roofing contractor.

Regular Maintenance
Establish a maintenance schedule for your new low-slope roof to prolong its lifespan and prevent issues in the future.

Roof replacement is a complex project that typically requires the expertise of a professional roofing contractor. It's essential to choose a reputable contractor with experience in low-slope roofing to ensure the job is done correctly and the new roof will provide years of reliable protection. Additionally, make sure you understand the warranties associated with your new roofing system to protect your investment.

Extending the life of your low-slope roof requires regular maintenance and proactive care. Here are some tips to help you maximize the lifespan of your low-slope roof:

Regular Inspections
Conduct routine roof inspections, ideally at least twice a year, and after severe weather events. Look for signs of damage, wear, or areas of concern. Pay attention to seams, flashings, and drainage systems.

Keep the Roof Clean
Remove debris, leaves, and other materials from the roof surface and gutters to prevent clogging and ponding water. Ponding can accelerate the deterioration of the roof.

Trim Overhanging Trees
Trees that overhang your roof can drop leaves, branches, and sap onto the roof. Trim back overhanging branches to reduce the risk of damage and to keep the roof clean.

Maintain Proper Drainage
Ensure that the drainage systems, including scuppers, gutters, and downspouts, are clear and functioning correctly. Proper drainage is crucial for low-slope roofs to prevent ponding.

Reinforce Seams (for Single-Ply Membranes)
If your low-slope roof uses single-ply membranes like TPO or EPDM, periodically inspect and reinforce the seams and flashings using appropriate seam primer and tape.

Check Flashings
Flashings are common areas for leaks. Regularly inspect and maintain flashings around vents, skylights, chimneys, and other penetrations to ensure they remain watertight.

Maintain Roof Coatings (if applicable)
If your low-slope roof has a reflective coating, ensure it is maintained according to the manufacturer's recommendations to maintain energy efficiency and UV resistance.

Address Repairs Promptly
If you identify any damage or areas of concern during your inspections, address them promptly. Small issues can escalate into more significant problems if left unattended.

Limit Foot Traffic
Minimize foot traffic on the roof to reduce the risk of damage. If roof access is necessary, use walkway pads or planks to distribute weight and protect the roofing material.

Keep HVAC Equipment Secure
Secure HVAC units and other rooftop equipment properly to prevent them from causing damage to the roof membrane. Regularly inspect equipment mounts and supports.

Trim Back Roof Growth
If you notice plant growth on the roof, such as moss or algae, remove it to prevent moisture retention, which can lead to roofing material deterioration.

Consider a Roof Maintenance Program
Many roofing contractors offer roof maintenance programs. Enrolling in one of these programs can provide regular, professional inspections and maintenance, helping to extend the life of your roof.

Document Maintenance
Keep records of your roof maintenance activities, inspections, and any repairs made. This documentation can be valuable for warranty claims and for tracking the roof's history.

Stay Informed About Warranty Terms
Understand the terms of your roofing material warranty and the conditions under which it can be maintained. Comply with any required maintenance for warranty protection.

By following these maintenance guidelines, you can significantly extend the life of your low-slope roof, potentially saving on costly repairs and premature replacements. Regular care and timely repairs are key to preserving the integrity of your roofing system.

Ventilation is essential for most roofs, regardless of their slope, as it plays a crucial role in maintaining the health and longevity of the roofing system and the structure beneath it. While low-slope roofs may not require the same type of ventilation as steep-slope roofs, they can still benefit from proper ventilation for several reasons:

Moisture Control
Adequate ventilation helps manage moisture by allowing moisture-laden air to escape from the roof and attic space. In low-slope roofs, moisture can become trapped and condense, leading to issues like rot, mold, and deterioration of roofing materials.

Temperature Regulation
Ventilation can help regulate temperature in the attic or under-deck space. Proper airflow can reduce heat buildup, preventing overheating during hot weather and reducing the risk of ice dam formation during cold weather.

Extended Roof Lifespan
By controlling moisture and temperature, ventilation can help extend the lifespan of roofing materials by reducing the stress and wear caused by extreme weather conditions.

Energy Efficiency
Proper ventilation can improve the energy efficiency of the building. It helps maintain a more stable indoor temperature, reducing the need for excessive heating and cooling.

Preventing Attic and Deck Damage
Without ventilation, excessive heat and moisture can lead to structural damage in the attic and the roof deck. Ventilation helps protect these structural components.

Health Benefits: Adequate ventilation can also help maintain healthy indoor air quality by preventing the growth of mold and mildew in the attic and by reducing the potential for indoor air pollutants.

In the case of low-slope roofs, ventilation systems may differ from those used for steep-slope roofs. For low-slope roofs, ventilation can involve the use of intake and exhaust vents placed along the roof's perimeter or through the soffit and roof ridge. The design and type of ventilation will depend on the specific roofing system, climate conditions, and local building codes.

It's important to consult with a roofing professional or architect who is knowledgeable about low-slope roofing to determine the best ventilation solution for your particular roof. Properly designed and installed ventilation can help maintain the health of your low-slope roof and the structure it protects.

The warranty on your low-slope roofing material depends on several factors, including the type of roofing material, the manufacturer, and the specific warranty terms and conditions. Here are some general guidelines for common low-slope roofing materials:

Built-Up Roofing (BUR)
BUR warranties typically range from 10 to 30 years, but it's important to check with the specific manufacturer for the terms of their warranty.

Modified Bitumen Roofing
Modified bitumen warranties can vary but often range from 10 to 20 years, depending on the specific product and manufacturer.

Single-Ply Membranes (TPO, EPDM, PVC)
Single-ply membrane warranties usually range from 10 to 30 years, depending on the material, thickness, and manufacturer. Some manufacturers offer extended warranties, especially when their roofing systems are installed by certified contractors.

Metal Roofing
Metal roofing materials can come with warranties ranging from 20 to 50 years, and some even offer limited lifetime warranties. The length and terms of the warranty will depend on the specific type of metal roof and manufacturer.

Roof Coatings
If you have a low-slope roof with a reflective coating, the warranty for the coating may vary. Many coating manufacturers offer warranties ranging from 5 to 20 years, depending on the product and application.

It's essential to note that the warranty for your low-slope roofing material is provided by the manufacturer, not the roofing contractor. Each manufacturer may have its own warranty terms and conditions, which can include coverage for material defects, workmanship, or both.

When considering the warranty for your roofing material, here are some important steps to follow:

Review the Warranty
Carefully read and understand the warranty provided by the manufacturer. Pay attention to the coverage period, what is and isn't covered, and any maintenance or installation requirements to maintain the warranty.

Work with a Certified Contractor
Many manufacturers require that their roofing materials be installed by certified contractors to maintain the warranty. Ensure that the contractor you choose is certified by the manufacturer of the roofing material.

Document the Installation
Keep records of the roof installation, including any invoices, work orders, and documentation related to the installation process. This documentation may be necessary if you need to make a warranty claim.

Regular Maintenance
Comply with the maintenance requirements outlined in the warranty. Regular maintenance can help prevent issues and maintain the warranty's validity.

Contact the Manufacturer
If you encounter any issues covered by the warranty, contact the manufacturer to initiate the warranty claim process.

Keep in mind that warranty terms and conditions can vary from one manufacturer to another, so it's important to understand the specific terms of your roofing material's warranty and follow the manufacturer's guidelines to ensure the warranty remains valid.

Yes, you can install solar panels on a low-slope roof, but the specific approach and considerations may differ from what is typically done on steep-slope roofs. Installing solar panels on a low-slope roof involves several key factors to address:

Roof Material and Condition
Assess the condition and type of your low-slope roofing material. It should be in good condition and suitable for supporting the weight of the solar panels and racking system. Common low-slope roofing materials like TPO, PVC, and modified bitumen are often compatible with solar installations. Built-up roofing (BUR) can also support solar panels, but it may require additional considerations.

Structural Evaluation
Ensure that the roof structure can support the added weight of the solar panels and any additional equipment. It may be necessary to perform a structural analysis to confirm that the roof can handle the load.

Racking System
Select an appropriate racking system designed for low-slope roofs. These systems are specifically designed to accommodate the unique challenges presented by low-slope roofs, such as water drainage and panel orientation.

Panel Orientation
Determine the optimal orientation and tilt for the solar panels to maximize energy production. Solar panels on low-slope roofs are often installed at a tilt to improve efficiency and promote water drainage. The exact angle and orientation will depend on your location and energy production goals.

Waterproofing and Flashing
Ensure that the installation includes proper waterproofing and flashing to prevent water infiltration around the mounting points. This is essential for maintaining the integrity of the low-slope roof.

Permitting and Codes
Check with your local building department and utility company for permitting requirements and any local building codes that may apply to solar panel installations.

Qualified Installer
Hire a professional solar panel installer experienced in low-slope roof installations. They should be familiar with the unique challenges of these roof types and capable of providing a secure and watertight installation.

Maintenance
Plan for regular maintenance to keep the solar panel system and the roof in good condition. This includes cleaning the panels and inspecting the roof for any signs of damage or wear.

Warranty Considerations
Consider the impact of the solar panel installation on your roofing material's warranty, and discuss this with both the solar panel installer and the roofing manufacturer. Ensure that the installation won't void your roofing material's warranty.

When done correctly, solar panels can provide energy cost savings and contribute to environmental sustainability. However, it's important to work with experienced professionals to ensure the installation is safe, efficient, and preserves the integrity of your low-slope roof.