Category Archives: Commercial Roofing

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Modern built-up roofing systems are made of layers of asphalt with alternating layers of felt going in between.

Built-up roofing provides a continuous membrane over a roof’s entire expanse, making it exceptionally waterproof. As such, it is almost exclusively seen on low slope or flat roofing systems where water drainage would otherwise be an issue. 

Today, built-up roofing is one of the most viable options for modern low-slope and flat roofing systems. The following post will discuss built-up roofing systems, including their pros, cons, and standard installation methods. 

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Built-Up Roofing Definition

Built-up roofing is more or less what it sounds like a roofing system that utilizes multiple material layers to protect the roof decking. However, there are even different kinds of built-up roofing.

It’s important to understand that built-up roofing systems are a viable option for most low-slope and flat roofs. 

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BUR Roof Systems History

BUR systems have been around for a very long time. In fact, according to some sources, there is evidence that rudimentary built-up roofing systems have been around since the 1800s.

The extensive history is a good thing because, in all that time, the materials, applications, and designs have only gotten more refined. 

Built-up roofing systems have changed over the years. In 2024, there are more options and features than before.

For example, modern built-up roofing systems often incorporate a layer of rigid insulation to improve the energy efficiency of the roofing system and the entire building.

Modern BUR systems typically utilize a rigid insulation layer for increased energy efficiency and reduced energy costs.

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Components of A Built-Up Roof

The essential elements of built-up roofing have remained the same in recent history.

While modern innovations and new materials have been introduced, your basic built-up roofing system will consist of felt layers, asphalt layers, and surfacing material. 

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• Asphalt Layers: The asphalt layers we have already described are similar to the material used to make asphalt shingles. 
• Felt Layers: The felt layers are usually composed of a fabric reinforced with fiberglass. They can also be infused with other organic materials. The felt layers bond with the asphalt layers through either a cold or hot bonding process. 
• Surface Layers: The final layer is made up of surfacing material, typically some gravel or fine stones. The job of the surfacing layer is to make the roof safe to walk on and provide a rigid top layer of protection for the felt and asphalt layers underneath. 

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What Are the Different Types of Built-Up Roofing?

While additional layers of insulation can be included in the construction of a built-up roofing system, you will generally have a few different types.

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They include:

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Hot Built Up Roofing

The term “hot” refers to how the layers are installed. The asphalt layers are heated, so they liquefy and form a bond with the felt layers.

In general, though, hot built-up roofing doesn’t perform as well as cold built-up roofing in extreme weather. The installation is generally more complex and weather-dependent. 

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Cold Built Up Roofing

With cold built-up roofing insulation, the asphalt layers are bonded with the felt layers with an adhesive.

As a result, cold built-up roofing is more weather-resistant than hot built-up roofing, and there are no toxic fumes to worry about.

Cold installation can also be done in virtually any weather, provided it’s not raining or snowing. 

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Ballasted Roofing

Ballasted built-up roofing is not installed using heat or any adhesive. Instead, the layers of asphalt and felt are kept in place with a top layer of heavy stones.

The top-layer stones can be up to 2 inches in diameter and provide enough weight to keep all the layers in place. 

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Pros and Cons of Built-Up Roofing

Like most roofing materials, BUR systems present benefits and downsides, or, more simply put, pros and cons.

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Check out the advantages and disadvantages of built-up roofing below:

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Benefits of Built-Up Roofing (Pros):

• Lifespan: A built-up roofing system can last as long as 40 years. That’s on the high end, though. A built-up roofing system’s average lifespan is more like 20-30 years.
• Low Maintenance: Once your built-up roofing system is installed, it will need very little maintenance. 
• Fire-Resistant: One of the best things about built-up roofing is that the top aggregate layer makes it very resistant to fire. 
• Energy-Efficiency: Some built-up roofing systems can be outfitted with a reflective top layer that bounces UV rays off your building, keeping your building cooler in hot weather. 
• Weather Protection: Since there are no breaks in the layers of a built-up roofing system, it provides excellent leak protection. 
• Impact Resistant: The aggregate top layer of built-up roofing systems is very rugged and will not puncture easily. 

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Downsides of Built-Up Roofing (Cons):

• Lengthy Installation: Because of the multiple layers that need to be applied, built-up roofing installation can take a long time. 
• Fumes from Hot Installation: If you opt for hot built-up roofing, you may be exposing your building to toxic fumes.
• Ponding Water: Ponding water can build up on any flat roofing system, including built-up roofing. The roof can begin to sag if nothing is done about the ponding water. Sagging can lead to depression in that roof section, making it more likely that ponding will become an ongoing issue. 
• Cost: Compared to other kinds of flat and low slope roofing systems, built-up roofing installation can be expensive. 

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Fundamental Built-Up Roofing Repairs

Suppose your BUR system fails at some point in its expected lifespan. In that case, there are repair options that may extend its longevity.

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Check out some primary repair options for your built-up roof system:

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Spray Foam Roof Coating

Spray foam roof coatings minimize tear-offs while helping to maintain a seamless membrane. In addition, SPF coatings include closed-cell insulation while increasing R-Value by nearly 7 per thickness inch. As a bonus, SPF-sprayed roofs become sustainable post-warranty.

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Silicone Roof Coating

Smooth built-up roof systems may benefit from a silicone coating. The primary appeal of silicone coatings is their low cost compared to other repair or replacement options.

A silicone coating ranges between $2-$4 per square foot, which essentially cuts your expenses by more than half.

However, you shouldn’t apply a silicone coating to a gravel BUR.

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Built-Up Roofing Lifespan

A BUR roofing system typically lasts between 20-30 years though it may last up to 40 years with proper maintenance.

Like every roofing system, longevity depends on variables like installation quality, climate, UV exposure, and maintenance regularity.

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Bult-Up Roofing Challenges

Built-up roofs are challenging because of cracks, blisters, and ridges that emerge after exposure to the elements. In addition, unresolved gaps can split inside the membrane, a phenomenon known as alligatoring. 

Moisture infiltration can create blisters that become easily viewable on your roof system. Left untreated, these blisters can spread into other parts of the membrane. 

Similarly, thermal expansion can cause ridges and separated insulation. Replacing damaged insulation is critical in this instance.

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Protecting Your BUR Membrane System

Regular inspections are the easiest way to protect your BUR roof membrane. Once roofers identify a small problem, you should address it ASAP rather than allowing the situation to linger and cause more extensive damage.

In addition, BUR systems should have reapplied UV protective layers every five years to maintain protection from damaging sunlight.

However, an inspector should examine the seals and flashing before reapplication to ensure proper fitting. If cracks emerge, you’ll want to reseal them before applying the new UV protection layer. 

Similarly, damaged flashing must be replaced before reapplication.

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The roofing industry has an age-old discussion about TPO vs. PVC roofing. Commercial roofing projects are usually expensive and involved. They are typically larger-scale than residential roofing jobs, and the choices for contractors and property owners differ. 

A commercial building often needs a low slope or flat roof. So you can’t simply slap some shingles and call it a day. Low-pitch and flat roofing systems are unique and require different considerations. 

The most popular low slope and flat roofing system materials are TPO (thermoplastic polyolefin) and PVC (polyvinyl chloride).

Both of these types of roofing materials are classified as thermoplastic materials. As such, they have some similarities in terms of performance and installation. 

For instance, they are both single-ply roofing membranes, providing good waterproofing as single, continuous membranes with little to no seams. However, there are things you have to know about both materials.

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In the following post, Roofer’s Guild compares TPO vs. PVC roofing to make the best choice for your property. 

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TPO Roofing Explained

TPO roofing membranes are ethylene or polyethylene materials bound to ethylene-propylene rubber to create a TPO roofing membrane. 

Manufacturers originally developed TPO as a higher-quality alternative to PVC. However, the line between the two roofing systems has become blurred these days.

Many often mistake one for the other as both are thermoplastic roofing materials and offer some of the same advantages. 

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PVC Roofing Explained

PVC roofing material is the product of polymerizing vinyl chloride monomers, followed by adding plasticizers to the monomers. The creation forms a durable and flexible roofing membrane that is chemical-resistant. 

You will find PVC roofing systems on many commercial roofs throughout the United States. They are ideal for flat roofing systems where drainage would otherwise be an issue. 

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The Qualities of TPO Roofing

So why would anyone choose a TPO roofing system? There are actually lots of reasons.

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Here are just a few of the most important:

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• Eco-Friendly: Once a TPO roofing system has run the course of its life, it can be recycled. According to recycling authorities, about 11 million tons of roofing material waste are generated annually in the United States. Roofing waste is one of the most problematic forms of landfill waste. TPO roofing materials can be fully recycled, making them friendlier for the environment.
• Energy Efficient: The outer layer of TPO roofing membranes can be light in color and highly reflective. The reflectivity helps reflect UV rays off your roof so that the building doesn’t heat up so much. In most cases, this will mean less air conditioner usage. Therefore, TPO roofing systems can help increase the energy efficiency of your commercial building.
• Puncture Protection: TPO roofing membranes are known to be puncture-resistant. Their resistance makes them a suitable choice if your commercial building is in a windy area or has a lot of tree coverage. 

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While these are all great benefits of TPO roofing, you should understand that TPO roofing is not as chemical-resistant as PVC roofing. However, chemical resistance may not be an issue if your business has nothing to do with handling or manufacturing chemicals and chemical byproducts. 

However, businesses like restaurants may not want to invest in a TPO roof as they don’t offer as much protection as PVC regarding substances like grease, oil, and smoke. You can also review some of the other common TPO roofing problems before making your final choice.

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The Qualities of PVC Roofing

PVC roofing has been a stalwart in the roofing industry for over four decades.

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It is a prevalent material for commercial roofs, and here are some of the reasons for its popularity:

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• Flexibility: Compared to TPO roofing, PVC roofing membranes are more flexible. The added plasticizers increase the roof system’s flexibility. The flexibility makes it easier to install and more viable for complicated roofing systems with multiple breaks in the roof line. 
• Chemical Resistance: PVC roofing is also more chemical-resistant than TPO roofing. So it may be a better choice for industrial applications or for any commercial building exposed to harsh chemicals and chemical byproducts. 
• Weather Resistance: Because PVC roofing membranes are applied as a single, continuous piece, they offer excellent protection against the weather – in particular, water leaks.

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Keep in mind that PVC is generally more expensive than TPO. Also, some PVC roofing materials use plasticizers. While plasticizers make the membrane more flexible, they may also make the material less durable.

Plasticizers break down quicker than the rest of the materials. In addition, they may lead to quicker degradation, primarily when used in areas with extreme heat and UV exposure. 

Consider that TPO and PVC roofing have similar lifespans. With TPO, you can expect the roof to last up to 30 years, but a more realistic expectation is more like 23 years. On the other hand, a PVC roof can last as long as 30 years with proper maintenance. 

Aside from PVC roofing, you can also check out a comparison between TPO vs. Modified Bitumen roofing.

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Other Considerations When Choosing TPO vs. PVC

Understanding the fundamental differences between TPO and PVC roofing is essential, but other considerations may also arise. For example, industry regulations, warranties, and installation quality significantly influence the ultimate performance of your TPO or PVC roofing system.

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Industry Regulations

First introduced to the US market in the early 90s, TPO is the newer and less-regulated material. In contrast, the more established PVC material has stricter regulations. Unfortunately, the more lenient regulations may result in inferior quality.

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Warranties

No matter which material you are leaning towards, it’s essential to try to choose a manufacturer that offers the longest-lasting warranty. Keep in mind that a manufacturer warranty will not cover the installation. However, it will protect the material’s longevity for a specific time. 

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Installation

As with any roofing material, the longevity of your roof depends significantly on its installation. Therefore, only licensed and insured contractors should install TPO and PVC roofing. For best results, you should work with a contractor with considerable experience with single-ply membrane roof installation.

You should always get estimates from multiple roofing contractors and ask each for numerous references. You may also want to opt for a contractor that can give you a comprehensive labor warranty. 

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Learning how to tarp a flat roof is essential for preventing water damage.

After all, protecting your roof from the elements means protecting your entire property. Flat roofing materials are reliable, but they’re not invulnerable.

If you want maximum protection for your roof and property, you should consider tarping your roof. 

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A tarp will add an extra layer of protection to your flat roofing system. If you live in an area with a lot of rain or snow, tarping could be especially advantageous. Flat roofing materials typically provide adequate protection for your roof but have an inherent weakness: they’re flat. 

Flat roofs can’t drain off water like pitched roofs, which is why tarping is a good idea. But how do you tarp a flat roof? It isn’t as simple as laying a big piece of vinyl down on the roof. Instead, there are steps you should follow if you want the tarp to be effective. 

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In the following post, Roofer’s Guild details a guide on how to properly tarp your flat roof.

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Step 1: Measuring

The first thing you have to do is procure the tarp. But how much tarp will you need? That depends on the area of your roof. You must take careful measurements to ensure you don’t buy too much or too little tarp for your roof. For this, we recommend using a good old-fashioned tape measure. 

Measure the span of your roof and account for any alcoves, nooks, and crannies. Next, measure the length and width of the entire roof so you know precisely how much tarp you need. 

You can also use Google Earth to measure your roof. Google’s roof measurement is a relatively new feature, but it will give you a general idea of the measurements of your roof. 

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Step 2: Cutting the Tarp

Once you have procured the correct amount of tarp, you will need to cut it into more manageable strips once you are up on the roof. Again, you can use a simple pair of scissors or maybe a utility knife to do the cutting. 

You’ll want to cut the tarp into strips about 2 inches longer than the width of your roof. 

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Step 3: Laying the Tarp Down

Once your tarp strips are cut up, you will need to lay them down lattice-style over your roof. Again, laying the strips with the shiny side facing down would be best for the utmost protection. 

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Step 4: Securing the Strips

With your tarp strips laid down in a lattice pattern, you will need to secure them. We recommend using a staple gun to secure the strips to the upper layer of your flat roofing system. It would help if you started at the corner of the first strip (the one in any far corner of your roof) and then worked your way inward. 

For the best protection against wind, you should staple the opposite side of the strip at a diagonal angle. The angle will create an “X” shape and provide better protection against strong winds.

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Step 5: Plastic Sheeting and Insulation

This last step is optional. However, if you want the most protection for your flat roof, we recommend covering the entire tarp layer with thick plastic sheets and securing them with either staples or roofing nails. 

Then, you will need to insulate the roofing system. For this, we recommend a material with an R-value of at least 5. A 5 R-value ensures your roof retains heat and releases it as needed. Spray foam insulation works best with flat roofing systems and is easier to install. 

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What Kind of Roof Tarp Should You Choose?

You should be aware that tarp doesn’t come in just one type of material. When people think of tarp, they usually conjure up images of sheets of blue vinyl. But in 2024, there are more options; you should know about each before selecting one for your flat roof.

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So let’s take a look at the different materials of tarp:

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Plastic

Plastic tarps are relatively affordable. They come in various colors and thicknesses but generally won’t last as long as other types of tarp.

Plastic is an excellent temporary option if you need to cover up your roof during repairs. We don’t recommend it for permanent roof coverage – the material won’t last as long under substantial UV exposure. 

Vinyl

Vinyl is a very durable tarp material. You can use it in pretty much any climate. It will also provide minimum insulation for your roof.

However, a vinyl tarp will be more expensive than plastic and canvas tarps. Another downside to this type of tarp is that it may not be suitable for large flat roofs. It is not as flexible as a plastic tarp, so you will need to buy more of it to cover your entire roof. 

Canvas

Canvas tarps are made from thick layers of cloth. Since they are made of mostly organic material, they can provide better insulation than plastic and vinyl tarps.

Canvas tarps won’t be as expensive as vinyl tarps, but they will also not last as long. Also, you can’t use a canvas tarp in an area with a lot of rain. Canvas tarps aren’t waterproof and will only be a viable option if you’re in a dry climate. 

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Things to Remember When Tarping A Roof

If you are wondering how to tarp a flat roof, then there are some things that you have to keep in mind:

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Tarping isn’t A Permanent Solution

If you choose a vinyl tarp, you can expect it to hold up for a few years. But tarping isn’t a permanent roofing solution. 

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The Thicker, the Better

You will generally want a thick tarp material to protect your roof better. A thick tarp material will work best if you are covering up some recent repairs or just adding an extra layer of protection to your flat roof.

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Nails Vs. Staples

Roofing nails work best since they hold up better in strong winds than staples. However, they are not as easy to install. They are also significantly more expensive. If you don’t have legit roofing experience, you may want to stick with a staple gun.

But in any case, if you have any doubts about how to lay a tarp on your flat roof, you should call an experienced roofing contractor.

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Final Thoughts

Tarping a roof is essential to water damage prevention. Following the steps of measuring, cutting, laying, securing, and sheeting is a good process to ensure proper tarping. However, only licensed roofing contractors with experience and expertise are equipped to safely perform the job without risk.

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Understanding how to find a leak in a metal roof is an important skill. Unfortunately, there is no such thing as an invulnerable roof. Metal is a durable and reliable roofing material that can succumb to rain, snow, and moisture damage. 

It would be wise to have your metal roof checked out annually. You should also keep an eye out yourself for tell-tale signs of roof damage. 

You should first know that it pays to be vigilant. A small leak right now might be easy and affordable to fix, but if you leave it alone too long, it could cost you thousands of dollars down the line. 

While metal roofs are known to last for decades, you still have to keep up with maintenance. So don’t fall into the trap of thinking that your metal roof will never spring a leak. Instead, read on as we tell you how to find a leak in a metal roof so you can prevent a significant roofing catastrophe.

Where Do Metal Leaks Originate?

The first step toward finding a metal roof leak is knowing where to look. Let’s take a moment to review some of the potentially problematic areas of your metal roof:

The Valleys

The valleys of your metal roof are where panels meet and seams are created. It is likely to see corrosion or wear in these vulnerable spots, so this is the first place you’ll want to look. Keep an eye out for tears in the paneling, the seams, or if there is any corrosion. 

While the damage may not look significant, it could soon develop into a leak if it’s in vulnerable spots like the valleys of your roof.

Roofing Nails

You will generally deal with aluminum nails if you have a metal roof. However, if you live in a coastal area or the nails are exposed to chemicals, they can be a liability. So you should pay close attention to the nails and screws used to hold down your metal roofing. 

Look for signs of rust and discoloration. You should also keep an eye out for loose screws and nails. It can become a major issue when metal roof screws are leaking. You may be able to seal up the holes to protect the roof from water damage. 

Breaks in the Roof Line

A break in the roof line refers to any protrusion from the shingles or paneling, including chimneys, vents, skylights, HVAC installations, etc. Anything installed on the roof that isn’t actual roofing material is a break.

Check around the base of these protrusions where they meet the actual roof material. Make sure that the flashing is intact and that there is no sign of deterioration. If the flashing has become rusted, broken, or otherwise compromised, it should be replaced as soon as possible.

Any breaks in the roof line due to these protrusions will likely cause a leak. 

The Attic

Your attic plays an essential role in your roofing system. When adequately vented, it prevents the risk of ice dams and moisture damage from inside the structure. However, when improperly ventilated, it could cause moisture damage. So check your attic regularly.

Also, check to ensure that the insulation is in good condition and that none is missing. Look for streaks on the insulation bays and studs. Any discoloration in the wood could be a sign of a leak. If it feels overly humid or stuffy in your attic, you should look into improving ventilation. An attic fan may also be able to help. 

Signs of Metal Roof Leaks

Along with knowing where to look for leaks in your metal roofing system, you should also know the signals that indicate you already have a leak. Some of the most common signs of metal roof leaks include:

Discoloration on the Walls or Ceiling

You can start by checking out your interior spaces. If you see streaky discolorations on your walls, ceiling, or even your floorboards, it could indicate that your roof is leaking. While these may also be signs of a plumbing leak, it would be wise to have your roof checked out to be sure.

Loose Fasteners

If you see that your roof fasteners have been displaced, raised, or become loose, the problem could be water damage. Water damage will cause the underlayment to become warped and deformed, leading to fastener issues.

Roof Sagging

If your metal roof allows water to seep through the decking, it could cause your ceilings to start sagging. Take a look at the ceilings under your attic or roof. You could be dealing with a roof leak if you notice that they look bulging, misshaped, or sagging.

Rust Stains

While most metal roofing panels and shingles can be treated with an anti-corrosion finish or paint, there is only so much these protective layers can do. In addition, if there is a structural leak, you will still likely see rust stains on the roof itself. 

These may look like streaky stains that run down your roof toward the gutters. If you are seeing rust on your metal roof, you must have it checked out by a professional as soon as possible. 

Metal Roofing Leak Tips

If you are ever in doubt, it’s always best to call a professional. Unfortunately, quick fixes rarely prevent severe damage from occurring, even if it delays the inevitable. However, some essential tips you can follow will help shore up your metal roof. 

Use Magic Tape

For instance, if you are dealing with corrosion in the valleys or the flashing of your roof, you may be able to use self-vulcanizing tape (sometimes referred to as self-amalgamating or magic tape) to seal up the damage. 

Of course, this shouldn’t be viewed as a permanent fix, and it will only be a viable option if the corrosion or damage is minimal. So even after applying the tape, you should check your roof. 

Apply Caulk

If it seems that there might be leak potential around the venting of your roof, you may be able to shore up the defenses by applying caulk to the perimeter. However, remember that you want to seal the seams where the vent meets your roof line. 

Use a Drill

If you are dealing with raised nails or roofing screws, you may be able to screw them back into place with a drill. You can also look into replacing the insulation in the attic.

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The commercial roof repair process can be intimidating and stressful for business owners.

When you know that you need commercial roof repairs, you may think you will need to shutter your doors for some time or deal with very high repair prices.

This may not always be the case, however. 

The fact is that many things could be wrong with your commercial roof, from minimal, quick fixes to major repairs.

It’s essential to remember that roof repair is much less expensive than a complete commercial reroof. 

So, with some due diligence, you can avoid paying thousands of dollars for a completely new roof. But you have to be vigilant.

So keep a sharp eye on your roof, and be sure to take action when you see anything amiss. 

Besides, you don’t have to be intimidated by the commercial roof repair process.

Roofer’s Guild developed a guide for what you can expect during the commercial roof repair process to show you what we mean.

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Interior Inspection Process

The first thing a roofing contractor will do is inspect the interior of the building, as that is the most important place to check for damage.

Why? If roof damage has caused a compromise to the structural integrity of the interior spaces, it could be a significant safety hazard.

A roofing contractor will generally look for signs of water damage, like discoloration in the walls and mold.

They will also identify where there might be any breaks in the roof covering that expose the interior spaces to the elements. 

Most of the interior inspection will be done visually or using simple tools like a flashlight.

However, the contractor wants to get up in your attic or upper storage areas below the roof to look for interior damage. 

In general, the internal inspection process is pretty simple and non-invasive.

However, the time that it takes can vary widely depending on the size of your commercial building. 

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Exterior Inspection Process

Next, contractors should check out the roofing system from the outside.

They will be looking for visual signs of damage like missing shingles, curled shingles, impact damage to single-membrane roofing structures, damaged flashing, old and worn-out caulk, and visible signs of roof leaks and damage to the gutter system. 

As you can imagine, this will entail getting up on the roof and looking closely at the entire roofing system. 

As getting up on the roof for an inspection can be dangerous, you should ensure that any roofer you work with is licensed, insured, and bonded.

In your state, a roofing contractor may not need to be bonded. 

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Here is a handy guide to figuring out the license requirements for roofers in your state. 

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Estimation Process

Once your roof has been thoroughly evaluated and if repairs are needed, the roofing contractor will draw up an estimate for the work.

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Here is what the assessment should include:

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• The cost of materials required to complete the job
• The cost of the labor for the job
• Details about the existing condition of the roof
• A report of the recommended repairs
• A timeline for the work

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Keep in mind that timelines are subject to change depending on things like weather conditions, workforce, and the demands of your business.

However, the repairs can begin once you agree on the estimate terms. 

As a consumer, you should compare estimates of at least three different roofing contractors.

As a roofing contractor, you should be sure to make your estimate as complete and easy to understand as possible. 

Be open to fielding questions about the estimate, too, as most business owners may not be familiar with industry terms that you include in the forecast. 

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Repair Process

The repair process will vary depending on what is wrong with your roof. For example, if your roof’s flashing has been damaged, the contractor will surely replace it with new flashing. 

Generally, areas with worn-out sealant will be re-caulked or tarred to ensure a tight and secure seal. 

Missing or damaged shingles will also be replaced.

However, if you know that the job will entail shingle replacement, be sure to ask your contractor if they work with the same types of shingles you currently have on your roof. 

Areas of plywood that have sustained damage will also need to be replaced.

If that is the case, your repair process will also include the use of tar-based caulking to shore up the seams. 

Felt sheeting may also be stapled or glued to the roofing system.

Caulk is then used on and around the staples to ensure a water-tight seal. 

The repair process becomes more complex if your roof has sustained decking damage.

First, reframing may be required to fix any punctures in the roof decking.

Of course, this will also entail the installation of new sheathing and rebuilding the underlayment of the roof. 

Then, the structure will have to be tested to ensure it’s waterproof and sealed up as tight as possible. 

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Final Thoughts on How to Fix a Commercial Roof

A wide range of problems can emerge with commercial roofs, and the repairs will vary based on what exactly occurs with your roofing system.

However, a proper inspection, estimate, and repair process can minimize your costs, maintain your roof’s performance, and maximize its longevity.

As a result, fixing a commercial roof can be less expensive and time-consuming than some people think in 2024.

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Some roof coatings work better than others in wet conditions. To help you sort through your options, Roofer’s Guild put together the following guide on the best roof coatings for ponding water.

Ponding water can wreak havoc on any roofing system. Of course, you never want standing water or liquid on your roof, but sometimes, it’s just unavoidable. 

If you live in a particularly rainy or snowy area of the country, the problem could be even more of a headache. 

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The good news is that while no roof is 100% waterproof to standing water, roofing systems were explicitly designed to provide better protection against this threat. 

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Best Roof Coatings for Ponding Water

A good roof coating may negate the need for a complete (and expensive) roof tear-off. But, of course, that’s assuming your roof is already in pretty good condition and has not been damaged by standing water. 

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If that’s the case for you, here are a couple of the best roof coatings to protect against ponding water:

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Silicone Roof Coatings 

Silicone roof coatings are a great choice when a large portion of your roof is susceptible to ponding water. They’re naturally non-water-based, so they offer good protection against moisture penetration—good but not perfect. 

To get the most substantial protection, you have to ensure that a proper primer is applied. One of the good things about silicone is that it can be recoated.

So, after a few years, you can quickly shore up a silicone roof coating and ensure it is still well-suited to resist ponding water. 

Silicone roof systems are also relatively quick and easy to install, making them an attractive option from a financial standpoint.

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Acrylic Roof Coatings

Acrylic roof coatings reinforced with polyester are very resistant to standing water. So, even if your roof has poor drainage (which is probably why you have standing water in the first place), acrylic roofing with proper reinforcement should provide adequate protection. 

Acrylic roofing systems can reflect many UV rays, saving you money on your cooling costs. They also last a long time and can be applied to many different roofing structures. 

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Impact of Water Ponding on Roofs

You have probably seen ponding water on rooftops before. Maybe you thought nothing of it because it is so common.

While seeing a small puddle of water on your roof now and again is not cause for immediate alarm, you should still address it within a reasonable timeframe.

If water is left standing on your roof for more than a couple of days, it can cause irreparable damage to the roofing materials.

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Here is just some of what can happen when you let standing water on your roof go unchecked:

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Premature Aging

Even the best roofing materials can’t withstand constant submersion in water. In addition, standing water will prematurely age your roofing materials, causing parts of your coating to fail before others. 

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Water Damage

One of the most common types of roof damage comes from water exposure. When ponding water builds up on your roof and stays there for days, it can seep in through the exterior materials and start to rot away at the substructure. 

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Mold

Once the water has permeated the outer structure, mold can quickly form in the interior system. The interior structure will be dark and damp, the perfect conditions for mold to grow uninterrupted. 

Mold can cause respiratory problems; on average, mold abatement will cost you over $2000.

Water damage is one of the worst types of roof damage. Now that you know why dealing with this problem is vital, let’s look at the best roof coating for ponding water. 

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Additional Measures

While roof coatings are the most cost-effective method for protecting your roof against ponding water, there are measures you can take to keep water from building on your roof in the first place:

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Maintain Drainage 

Poor roof drainage is one of the most common causes of ponding water. If your drainage system was soundly constructed and still intact, ensure it’s clear of blockages.

Be sure to regularly clean your roof drainage system and ensure no leaves and debris are blocking the flow. 

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Patching 

If one or two small areas on your roof regularly gather water, it may be more economical to patch or reinforce them.

Building them up will help prevent water from pooling, and replacing damaged roofing materials will help shore up the defenses. 

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Increase Drainage 

Sometimes, roofs are not built with sufficient drainage routes. Before repitching or replacing your entire roof, consider installing additional drainage. It may be all you need and can save you thousands of dollars.

Overall, it simply pays to be mindful of your roof. Observe your roof when it’s safe. When you are unsure, call a professional for an inspection.

Professional inspections should be a regular part of your routine as they can help spot minor problems before they become large catastrophes. 

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Final Thoughts

Neglecting standing water on a roofing system can have harsh long-term implications, including water damage, material degradation, and mold growth.

Identifying a sustainable roof coating is, therefore, essential to maintaining a roofing system’s performance and longevity.

Silicone and acrylic roof coatings are generally considered the best for ponding water. For coating applications of any kind, it’s important to work with a licensed and insured roofing contractor. 

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In today’s post, Roofer’s Guild provides a basic overview of roof mastic and how to use it. We will also be going over some of the pros and cons of this roofing solution. 

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What is Roof Mastic?

Roof mastic is a material used to seal vulnerable parts of a roof. In essence, it is a sealant but a more specialized kind of sealant. For example, it is thicker than seam tape and provides harder protection against leaks. 

Roof mastic shores up the defenses of commercial flat and metal roofs. You may have heard them referred to by other names like mastic coatings or roof repair mastic, but they are all the same. 

Some will mistakenly refer to them as simple roof sealants, but this is a misnomer. While mastic is a type of roof sealant, not all sealants are mastic. 

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Roof Mastic Characteristics

Thickness is the foremost characteristic of roof mastic. It has a very high viscosity, making it practical for patching vulnerable parts of a flat or metal roof. In addition, the thick layer forms a tight seal around the roof opening that does an outstanding job of keeping moisture out. 

Roof mastics are highly flexible, making them useful on various roof coatings. One of mastics’ primary benefits is it stands up to thermal expansion and contraction due to its thickness and flexibility.

The roof system allows thermal shifting without damaging the substrate or cracking. As a result, roof mastic is an excellent choice to seal roofs in regions with wide temperature fluctuations.

You can apply mastic sealant to asphalt, spray polyurethane foam, built-up roofs, metal, EPDM, and many other common types of commercial roofing systems. 

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What is the Purpose of Roof Mastic?

Roof mastic aims to shore up vulnerable parts of a commercial or industrial roof and prevent leaks. Roofers typically apply them wherever there is a break in the roofline, as in seams, drains, vents, skylights, and chimneys. 

Since it is so dense, contractors also use it on vertical and pitched surfaces. 

Roof mastics are also commonly applied to metal roofing, where the sealant has to be a bit more intricate. The thickness of the material is ideal for water-proofing commercial and industrial roofs and typically works in conjunction with some roof coating systems.

Many roof mastics are applied right after a new roof coating system has been fully cured. 

It’s also important to note that roof mastic is not a roof repair material – in contrast to the traditional sealant. Instead, contractors install roof mastics, usually in conjunction with a complete roof coating system. 

In rare cases, it may be suitable to use a roof mastic material to perform a roofing repair or to shore up a leak. In general, these materials are applied while installing a new commercial roofing system.

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Types of Mastic Material

Depending on your manufacturer, you will have different options for the mastic material. In general, you can choose acrylic, butyl, silicone, or urethane mastic material. 

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• Acrylic
• Butyl
• Silicone
• Urethane

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The best option depends on which roofing system you are installing or, in some cases, repairing. 

Pros and Cons of Roof Mastic

At this point, you may be thinking, “Roofing mastic sounds great!” and you’re not entirely wrong. But just like with any roof sealing solution, it, too, comes with its fair share of ups and downs. 

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Take a look at some of the main selling points and drawbacks:

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Pros:

• Mastic cures very smoothly, so it looks pleasing when it dries. It also finishes very uniformly, which lends an almost aesthetic look compared to other roof sealing solutions. 
• Roofing mastic requires little priming as well. Just make sure you fully cure the roof coating, but other than that, the mastic application process requires little prep work. 
• It essentially cures as an elastic material, meaning that it is very flexible even after curing. This characteristic makes it hold up to thermal fluctuations so well and makes it viable in many different types of roofing systems. 
• Roofers can use roofing mastic on heating ducts and other roof parts that are subject to constant vibration. Because it is so flexible, it doesn’t shift when the substrate or immediate area moves or vibrates. 
• Roofers can also apply the material in various ways, including caulking guns, rollers, brushes, trowels, and more. 

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Cons:

• Contractors must apply it in thick coats, which can sometimes drive up the cost of both materials and labor. 
• Since roofing mastic is so naturally thick, it cannot be applied using a traditional hydraulic sprayer. 
• While roofing mastic is flexible and durable, it’s not a miracle worker. The mastic material may fail if the roofing system is prone to extreme shifting. 
• The application process can be very time-consuming if you use a caulking gun, trowel, or brush. The labor can also be intensive if you are working to seal a large roof. 

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It would be best to discuss the merits and drawbacks of roof mastic with your customer and carefully calculate the installation cost for yourself. Laying out the pros and cons is the best way to ensure the project’s timely completion. Ultimately, we hope this post helps you better understand roof mastic.

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Choosing which roof coating would work best for your building and your needs takes research and understanding. 

There are a plethora of choices when it comes to commercial roof coatings. They all have their merits and downfalls. In addition, they all work better in some conditions than others. 

Pricing is always a consideration. After all, it’s not like all roofing materials and labor will cost the same. 

You also have to consider your budget. In general, a lot of careful planning and consideration needs to go into your roof coating selection. 

Not everyone is an expert in roof coatings, so Roofer’s Guild put together the following list of the best roof coatings for different situations. 

We also provide a brief analysis of each roof coating and insights into their cost and best uses.

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Silicone Coatings

Silicone coating is a high-solid content roof coating. It is a substantial and helpful type of roof coating, particularly for properties in regions with regular sun and rain. 

Silicone roof coatings reflect a great deal of UV light because they usually come in white or other light, highly-reflective colors. 

You can expect to pay anywhere between $2 and $3.50 per square foot to install a silicone roof coating. Labor may drive up the cost a bit higher because multiple coats are typically needed.

One of the most significant advantages of silicone roofing is that it is highly reflective. They will also hold up better than other roof coating types if your roof frequently fluctuates between hot and wet conditions. 

It will help keep your roof and entire building cool in the hot summer months and prevent pooling water from accumulating during the wet winter months. 

The average lifespan (with proper maintenance) is about 15 years. 

However, silicone roof coatings are not ideal for every building, as they quickly accumulate dirt. 

Silicone coatings may be a bad idea if your roof gets a lot of foot traffic. They also can be very slippery when wet.

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Pros:

• Highly reflective
• Decent lifespan
• They don’t get brittle after wet/heat fluctuation

Cons:

• Presents a slipping hazard
• Cleaning maintenance can be demanding

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Acrylic Coatings

One of the most unique things about acrylic coatings is that they are made with biocides. This makes them another solid option if you live in a region with its fair share of rain and sunlight. 

The biocides help negate the risk of mildew or mold growing on your roof and spreading to the rest of your property. 

Acrylic coatings have also come a long way in recent years. Today, you can apply an acrylic coating to many popular roofing types, including built-up roofs, single-ply roofs, modified bitumen roofs, and more. 

The average price to install an acrylic roof coating is 50 cents to a dollar per square foot. These versatile roofs make them another attractive prospect for many different property owners and managers. 

Like Silicone roof coatings, acrylic roof coatings are highly reflective, which will help keep your cooling costs down. The average lifespan of an acrylic roof coating is between 10 and 20 years. 

You have to be very careful when choosing an acrylic coating, though. For example, suppose you live in a stormy region. In that case, acrylic is not ideal because it is water-based to begin with. 

Pooling water tends to be a problem for this kind of roofing. You must also be careful when applying an acrylic coating in cold temperatures (below about 50 degrees Fahrenheit).

Winter weather may impede the adhesion process. Therefore, you should only apply these coatings in dry, warm weather. 

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Pros:

• Affordable
• Comes in a variety of colors
• Great for very hot and sunny regions

Cons:

• Should only be applied in optimal weather
• Not great for stormy regions

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Urethane Coatings

Urethane coatings are known for their strength. They also form a powerful bond with the substrate, which is why urethane roof coatings have one of the most attractive lifespans: about 30 years. 

In some cases, this type of roof coating can last more than 50 years. Unfortunately, this extended lifespan is part of what drives the cost of materials and installation of urethane roof coatings. 

You can expect to pay about $2.50 to $6.00 per square foot to have a urethane roof cover applied professionally. 

Still, for many business owners, this investment is well worth it. Part of the longevity of this kind of roof coating has to do with urethane’s natural resistance to thermal shifting. 

As a result, it won’t crack or break under the rigors of extreme heat and cooling off. People who live in areas where hail storms are common also like urethane roof coatings because they are highly impact-resistant. 

Urethane roof coatings can also be sprayed on or rolled, giving contractors and property owners more installation options. 

The only negative is the involved application process. Depending on your business, you may have to spend significantly more on installation because urethane can be strenuous on installation equipment. 

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Pros:

• Great for roofs that get a lot of foot traffic
• They have an impressive lifespan
• Urethane roof coatings are highly impact-resistant

Cons:

• They can be tough and expensive to apply
• Urethane is not the most UV-stable roof coating material

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Butyl Coatings

Butyl roof coatings have meager permeability ratings. This means they are not likely to let a significant amount of moisture or vapor in through your roof. 

Butyl rubber roof coatings can also be easily repaired when the time comes. Butyl roof coatings can also be sprayed or rolled on. However, the spraying application can be challenging and strenuous on equipment.

Some contractors might charge a lot for installation even when the material isn’t all that expensive. For example, while butyl may not be very expensive in general, you may need a lot of it for full roof coverage. 

These roofs have a very low-solids content, so many coats may be needed to achieve the desired firmness. 

Butyl roof coatings are also very reflective and easy to clean. So if you are looking for the best roof coating for a roof that gets a decent amount of foot traffic, then butyl coatings may be a solid option. 

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Pros:

• It can be elongated to a high degree
• Very good for keeping out moisture
• It can be applied to many substrate materials

Cons:

• Many coats are usually needed to firm up the coating
• The installation costs can be quite expensive

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Situations to Consider

The best roof coating for your building will depend on location and structure. In addition, you must consider preferences, i.e., ease of maintenance, longevity, energy savings, etc. 

In general, though, here is a breakdown of the situations you should consider when choosing a roof coating:

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• Extreme Heat: If you live in a region prone to excessive heat, you will want a highly reflective coating material. Usually, you will want a reflectivity rating of 85% and up. This usually includes acrylic and silicone roof coatings. However, extreme heat conditions may also call for suitable emissivity, which measures the material’s ability to release heat once it is absorbed. 
• High Foot Traffic: If you have a lot of foot traffic on your roof, you will probably need a roof coating with high solids by volume content. The higher the solids by volume of a roof coating material, the former once the application dries. 
• Excessive Rain: You will want a roof coating material with a meager permeability rating for extreme rain conditions. This will give you the best shot at avoiding leaks and water damage. Butyl coatings are typically suitable in these conditions.

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Final Verdict

Opinions differ on the best roof coating of 2024, and there is no one-size-fits-all solution. However, silicone and acrylic roof coatings are generally considered high-quality coatings. Make sure you consult with a licensed and insured roofing contractor before investing in any coating application.

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Differential movement is a term you have probably heard if you have spent time as a roofer. It can cause alarm in some cases or be a regular part of the job.

In any case, as a roofer, you should be able to identify and define differential movement as it pertains to the roofing system of a building. 

Differential movement in a roof can cause severe damage. Or it can be a regular part of the roof’s “settling” process. The following post will look at its definition, how it can affect the structure, and some tips on handling it. 

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What is Differential Movement?

Differential movement occurs at points in the roofing system where independent parts are adjoined. Installed parts settle at different rates, causing unsettled structural formation. Specifically, other parts of the roof adjust, settle, or move (this phenomenon itself is natural) at different speeds. 

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When Does Differential Movement Occur?

Differential movement often occurs when there has been an addition of some kind to a commercial or residential building. For instance, adding a bedroom to a house is often the culprit for residential movement of this variety.

Because new materials are being adjoined to old materials, the settling rate will not match. As you can imagine, signs of differential movement typically appear where old materials interact with new materials.

The flashing of a roof will also be a tell-tale sign of this phenomenon. Therefore, if you inspect for differential movement, one of the first places you should look at is the roof’s flashing.

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What Can Differential Movement Do to a Roof?

First of all, you should be aware that other things can cause differential movement. For example, shifts in the soil under a house could have visible effects on the foundation and the roof.

Tree roots can also cause movement by shifting the structure’s foundation. If one side of a system is sunken lower than the other, this will cause a faster settlement rate on the side that is sunken. 

As you can imagine, any differential movement can cause severe problems. However, its manifestations may also be somewhat benign. Not all movement occurs at such an opposing rate as to cause severe damage.

For example, slight differential movement can occur over decades without causing any serious problems.

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The phenomenon can impact a structure in many ways, including but not limited to:

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• Foundation Cracks: This is one of the more severe side effects and can cause a structure to become unsound. 
• Interior Wall Cracks: Inexplicable cracks in interior walls may be another obvious sign.
• Ill-fitting Doors: If you have ever shaved down a new door because it doesn’t fit in the jamb, the problem may have been caused by differential movement in the structure. 
• Tilting Chimney: This phenomenon may cause chimneys to tilt or sink to one side or another. 
• Distorted Walls: Severe differential movement may cause the structure’s walls to bulge in sections under extreme stress. 

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Differential movement can cause both cosmetic and structural damage. For example, cracks in the wall of a house may be a mild sign, but inspect the whole structure to make sure that no adjustments are necessary.

Roofers, in particular, should inspect the flashing first. One clear sign is a gap of 2-6 inches in the flashing between a vertical wall and the roof deck, which requires a swift correction. Sunken roof areas near flashing could also signify something that needs to be done sooner rather than later. 

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Tips for Differential Movement

How you deal with differential movement will depend on a lot of factors. First, how severe is the movement? Then, what type of structure is the roof system? And, of course, where is the movement occurring?

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In general, though, here are some tips for dealing with differential movement as a roofer:

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• Look for Wrinkles: One of the fastest ways to identify differential movement on a roof is by looking at the flashing. One clear indicator is a pattern of diagonal wrinkling in the flashing.
• Roof-to-Wall Expansion Joint: If the roof decking is independent of a vertical wall, a roof-to-wall expansion joint should be installed to correct and prevent differential settlement. The flashing should only be anchored to the roof deck, and there should be a woodblock at the base. 
• Dealing with Roof Openings: Differential movement often occurs at roof openings (vents, skylights, etc.). Roofers must form a curb to prevent movement from happening at these vulnerable points. The curve isolates base flashing and counter-flashing so that the movement becomes a non-issue. The curb should be made from metal and should sit at least 8 inches above the finish roofing material.

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Final Thoughts

Differential movement occurs when new roofing materials adjoin with older ones, typically when property additions are made.

The problems caused by this occurrence may vary from mild to severe, with the worst cases causing structural and cosmetic damage to a property.

Proper roofing installations from licensed and well-regarded contractors can mitigate many of its worst effects. As with all roofing issues, consulting with a local professional is the best course for diagnosing and correcting problems.

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