When to Repair or Replace a Commercial Flat Roof
Roof leaks are never fun…they are never planned for, and they are always a surprise. Moreover, the
biggest aspect of the ‘surprise’ is what it’s going to take to stop the leaks and what it’s going to cost to fix them.
Some roof leaks can’t be repaired. The roof is just too old, and either needs to be replaced or
completely restored. But, many times, repair is a great option. Many commercial flat roof
companies won’t even present building owners with a repair option. They are primarily
commercial flat roofing replacement contractors and only do or are only willing to do commercial flat roof
installation and replacement. But in times like these, where the cost of everything is sky high,
saving money is the name of the game. And repairing a roof is certainly way more cost effective
than replacing it completely. So let’s dive into repair versus replacement so you have a better understanding as to what to look for, what to do, and in general, what to expect.
When to repair your flat roof vs when to replace?
That is the first and most important question, right? Your commercial roofing expert should be
able to give you an assessment as to which is the best way to go – assuming they are more interested in advising you properly than they doing what is best for their bottom line. But what are some general rules of thumb that you, as the building owner should know when making this decision? The first point to consider is the age of your roof. Depending on what type of roof you have, whether EPDM, Mod Bit…all roofing systems have a general life span. And most roof systems are pushing the end of that life span somewhere in the 15-20 year mark. So if your roof is past this general age range, and the leaks are starting to get more and more frequent, it’s probably a good idea to stop throwing money at the old roof and start putting that towards a new roofing system.
The second item to consider that usually leads you towards roof replacement versus repairs is the damage in the lower layers of a roof system. If your roof has been leaking for some time, the water infiltration could be causing rot to the decking below. Just patching the leak is not going to repair that rot and eventually, in a worst case scenario, the roof could cave in. If you or the commercial roofing contractor who is providing a safety analysis or free estimate has identified rot within the lower layers of your roofing system, It’s best to replace this roof.
What Does A Flat Roof Replacement Cost?
There are many elements and items to consider when estimating the cost of a commercial flat roof replacement. The costs can be so high that this is typically an operating expense that takes years of planning and cost accounting ahead. The basic ballpark cost, as you can imagine, would be to calculate the square footage of your roof, then take into consideration the roofing materials being used (e.g. single ply, ballasted roofing system, complicated, multi-roofing systems, etc).
We’ve written a comprehensive article how to calculate the costs of a flat roof replacement. You can view the article HERE.
Small leaks around the seams if left to their own devices will become larger and lead to rotting in the lower layers of your roofing system.
How long do commercial flat roofs last?
As referenced above, the average lifespan of flat rubber roofs is about 15-20 years under ideal
conditions. Your newer roofs made of TPO or PVC are lasting longer; usually in the 25-30 year
range. However, it’s important to remember that there are many variables to the lifespan of a
commercial flat roof. Regional weather, trees around, etc.. all provide contribute contributing factors to the lifespan of commercial roofing systems. For more information on how often a commercial roof should be replaced, you can visit our more in-depth article, HERE.
How do you fix a small leak on a commercial flat roof?
This depends. The first step is to call a licensed, insured, and knowledgeable commercial
roofing company like J Smucker Contracting to investigate the leak. Your leaks generally come
from three main sources on the roof. Penetrations, or spots where things come through the roof
like wires, vents, or pipes. Seams in the roofing membrane that are starting to fail. Or around
HVAC system curbs. Most often these repairs consist of patches and caulking.
What is the best way to repair a flat roof?
Well the best way is to get to them fast! Generally speaking, the best way to repair a flat roof is to repair it consistently on schedule. The best way is to address small issues before they become larger ones. Being physically up on the roof once or twice a year inspecting for small holes or repairs to be made is the best thing you can do for your roof. You can either do this yourself (using proper safety precautions) or higher a professional commercial roof inspector. Most commercial
roofing contractors will offer preventative maintenance contracts to do this for you. These low
cost contracts make sure specialists are staying ahead of the leaks and the damage they can
cause. For those interested, we have written a more in-depth article on the specifics of preventative roof maintenance for commercial and industrial roofing systems. You can read the article HERE.
You can also learn more about J Smucker Contracting’s commercial roof repair services.
A commercial flat roof that needed complete replacement due to the avoidance of preventative maintenance and timely repair
What goes into a commercial flat roof replacement or installation?
If it’s been deemed that your roof cannot be repaired, then it’s time to replace it. The process
isn’t usually too complicated. The roof system is stripped down to the original decking system,
which is usually metal, concrete, or wood. This means the existing insulation that is below the
roof membrane but above the decking will be removed as well. Then any rotted decking would
be replaced as needed, and a new roof membrane will be installed and sealed. Learn more about our commercial roofing replacement services and talk to our team of professionals about your specific situation.
What are the best materials for flat roof replacement?
There are three main materials used today when replacing your commercial flat roof, EPDM,
TPO, and PVC. EPDM is usually the cheapest option and the one most people are familiar with
as its known as the “black rubber roof”. But it does not last as long, and is not the best option
usually. TPO and PVC are much better options. They last longer, and their white color helps cut
down on energy costs in the summer as the roof reflects UV rays.
What does the term “single ply” mean? It's all one piece?
Single ply does not mean it’s all one piece. All membranes will have seams that are welded.
Single ply membrane means only that its one layer unlike the built up asphalt or coal tar roofs of
the past.
Commercial Roof Repair and Replacement Lancaster, PA
If we haven’t addressed a specific issue related to commercial roofing repair or replacement, you can get in touch with our general manager, Mike, at 717-768-0339. We’ll answer any questions you may have and if requested, provide you with a no cost roofing estimate.