Flat roofs are most commonly found on commercial buildings like malls, big-box stores, doctor’s offices, etc. They’ll also be found on most modern multi-residential buildings— maybe even converted into a beautiful roof-top patio.
Either way, these properties will often have an on-site property manager. The role of a property manager brings a lot of responsibilities, such as:
- Make sure the entire property from top to bottom is clean.
- Operations within the building are functioning properly.
- Everyone inside is safe and happy.
- With residential units, they may be showing apartments and condos or being the main point of contact for the building.
Basically, you have a lot going on. So what happens when the flat roof is compromised? That issue might fall into your list of duties, but it can be very stressful without the knowledge of what to do next.
Our guide is here to help property managers handle flat roof repair or replacement in stride. The last thing you need is to be concerned with the roof’s integrity when you have businesses and residents to worry about. Follow this how-to guide for flat roof repair to be prepared and ready to handle any roofing issues that come your way.
How Long Should a Flat Roof Last (By Material)? ⏳
The average lifespan of a flat roof is between 10-20 years, but this range dramatically depends on the type of flat roof material used.
TPO 15-20 Years
TPO, or Thermoplastic Polyolefin, is a flat roof material that is heat-welded, which creates a watertight seal. This is a newer flat roofing material that was introduced in the 1980s, so there isn’t as much data on how long it lasts. However, most manufacturers offer a 15-20 year warranty on TPO roofs.
BUR 15-30 Years
Built-up roofing is made of multiple layers of waterproof materials, asphalt, and hot tar and gravel to seal the top and can last from 15 to 20 years.
PVC 20+ Years
A PVC flat roof is made of a type of vinyl material and is heat-welded together, much like TPO. It’s common to see 20-30 years of life; however, they can last even longer with proper maintenance.
Modified Bitumen 20-25 Years
Modified bitumen is a flat roofing material that was created by combining asphalt with rubber or other modifiers. This heat-applied flat roof material can last well over 20 years if installed right and well-maintained.
EPDM 20-30+ Years
EPDM, commonly referred to as a rubber roof, can last the longest. This material is one of the most durable materials used for roofs, and it has a similar composition to tires, which makes roof repair easy.
Signs You Need Flat Roof Repair
The first step in flat roof repair is identifying that there’s an issue. With a flat roof, it can be difficult to tell if there’s water pooling or if the material is just sagging from the weight.
Here are some warning signs that indicate you might need flat roof repair:
Damaged Flashing
One of the most common issues with flat roofs is damaged flashing. Flashing is the metal or PVC material that’s used around drains, pipes, and other potential problem areas to create a water-resistant seal. If the flashing is damaged, it can cause leaks around these problem areas and must be repaired or replaced as soon as possible.
Pooling Water
Water should never pool on your flat roof. If you notice that water is puddling or has pooled on your flat roof, it’s a sign that there might be an issue with the drainage system. The gutters and drains might be clogged or broken and will need to be cleaned or repaired.
Sagging Spots
If you notice any sagging spots on your flat roof, it’s a sign that the flat roof material is no longer evenly distributed. This can be caused by water pooling in one area or damage to the support system. You must address this issue as soon as possible to prevent further damage or roof collapse.
Blistering and Cracking
Flat roofs get a lot of very direct sun exposure, which can eventually damage and break down the roof’s surface. If you notice any blistering or cracking on the flat roof surface, it’s a sign that the material is breaking down and needs to be replaced or resurfaced.
Mold Growth
Mold growth is another common issue on flat roofs and is a sign that there might be an issue with the drainage system or that the roof is retaining too much moisture.
Exposed Roof Deck
Weather, wind, hail, debris, and other outside elements can wear away or even knock off the top layer of flat roof material. If you see the underlayers being exposed, you need to resurface or replace those areas to avoid water leaks and damage.
Roof Leak
A roof leak is one of the most obvious signs that you need flat roof repair. If you notice any water stains on your ceiling or walls, it’s a sign that there might be a leak in the roof that needs to be fixed.
How Much Does Flat Roof Repair Cost? 💸
Flat roof costs for repair, maintenance, and replacement vary based on the roofing systems, materials, repair method, and more. The average cost of flat roof repairs, in general, is around $700. But, to get a good idea of how much a roof repair might cost you, here’s a list of average repair costs based on material:
Modified Bitumen $250 to $1,600
PVC: $300-$1,200
EPDM: $400-$900
TPO: $400-$1,000
BUR: $500-$4,000
How-To Repair a Flat Roof
While complex flat roof repairs should be left to the professionals, there are a few DIY-friendly repairs property managers could do to mitigate further damage. This can also buy more time and save money for the next extensive repair or inevitable replacement.
Patching a Small Hole 🕳️
Some flat roofs might get punctured by debris, hail, or even foot traffic. If there’s one small hole or leak, it can be as simple as applying a roof patch. To do so, follow these steps:
- Clean the area around the hole with a wire brush to remove any dirt or debris.
- Cut a piece of roofing material that’s slightly larger than the hole.
- Apply a layer of roofing cement around the hole and place the patch over the top.
- Apply another layer of roofing cement to the edges of the patch and smooth it out.
- Let the cement dry for the recommended amount of time before walking on the area or applying any weight.
Patching a Large Hole ⚫
For larger holes, you’ll need to follow a similar process and create a temporary support system to hold the new roofing material in place while the cement dries. To do this, follow these steps:
- Create a wooden frame that’s slightly larger than the hole.
- Secure the frame in place with nails or screws.
- Fill the frame with a piece of plywood or another flat, sturdy material.
- Cut a piece of roofing material to fit over the hole and frame.
- Apply a layer of roofing cement around the hole and frame.
- Place the piece of roofing material over the top and smooth it out.
- Apply another layer of roofing cement around the edges.
- Let the cement dry for the recommended amount of time before walking on the area or applying any weight.
Replacing the Flashing 🛠️
The flashing on flat roofs might be one of the first things to go if it isn’t installed correctly or your area gets a lot of severe storms. Either way, it’s simple enough to replace and should be checked frequently to prevent water leaks in those susceptible areas. To replace the flashing, follow these steps:
- If necessary, carefully pry up the surrounding roofing material that is layered over the roof flashing.
- Remove any nails or screws holding the old flashing in place. You may also need to scrape off any caulk or roof sealant around the area.
- Remove the old flashing and clean the area around it.
- Cut a new piece of flashing to fit the space and apply a layer of roofing cement around the edges.
- Place the new flashing over the top and secure it in place with nails or screws.
Professional Flat Roof Repair and Maintenance
Ultimately, hiring a professional roofing company is the best way to get flat roof repairs. You can also prevent roof damage and repairs by performing regular maintenance and upkeep to ensure your roofing materials stay in good shape.
The team at Tectum Roofing can help with both of those. Our expert roofers perform fast, reliable commercial roof repairs that aren’t just a temporary fix. We can help protect your roof from storm damage, heavy rain, and further water damage. Our Roof Asset Management Program will reduce reactive costs and prolong your roof’s life. Get in touch today!