When To Replace Your Flat Roof? – Family Roofing

Posted on by David Reid

CALL OR EMAIL US TODAY FOR YOUR FREE ESTIMATE – 202-276-5004   FAMILY.ROOFING@YAHOO.COM

 

At Family Roofing, we take great pride in our experience, expertise, quality and customer service. It is our mission to provide excellent workmanship and complete customer satisfaction from start to completion of a project. Our reputation is based on service, safety and quality, regardless of how large or small the job.

 

WHEN TO REPLACE YOUR FLAT ROOF?

Flat roofing can wear over time and eventually show its age.  Perhaps, there has even been severe weather damage.  Either way, how do you know when it is time to replace the roof?  If you have a damaged or aging flat roof, you may be wondering if you can get by with just a few repairs.  We understand the importance of having a quality roof as well as the expenses of a full replacement.  Roof replacement can be a challenge for many.  There are options for flat roof replacement and repair, as well as a few alternatives.

Replacement vs. Repair: What To Consider

If you are trying to decide if it is time for a full replacement or if your roof just needs a few repairs, the following factors can help you decide.  These are the top factors to consider when debating whether to replace or repair a flat roof.

  • Roof’s Age: The first thing to consider is the roof’s age.  Some roofing materials have longer lifespans than others, but no roofing system lasts forever.  How long your roof lasts depends on the quality of your roofing materials and how well you keep it maintained.  Once a flat roof reaches the end its intended lifespan, repairs can only extend its life for a few years at most.  If your flat roof is reaching this age, then you should consider a full flat roof replacement.

  • High Energy Bills: A top benefit of flat roofing materials is their ability to save energy.  High-quality roofing can go a long way in keeping heated or air-conditioned air inside the building, which will reduce your energy costs significantly.  If you’ve recently noticed a significant change in your gas or electric bills, your roof may be to blame.

  • Roof Leaks: If you notice a leak in your roof, or water coming through the ceiling, moisture is getting through and can seriously damage a roof and building structure.  If you act quickly, you may be able to simply repair the damage.  If leaking goes unchecked for an extended period of time, the roof can become severely moisture-damaged and you will have to do a full replacement.

  • Visible Damage: One of the best ways to determine whether your roof needs to be repaired or replaced is by giving it a once-over.  Climbing up on a flat roof is a lot easier than ascending a pitched roof.  If you have concerns over the quality of your roof, you can climb up there and check it out for yourself or call on a professional to do a more thorough roof inspection.

  • Most flat roofs are made of waterproof membranes that contain a vapor barrier between the membrane and the felt base.  Sealing of the edges susceptible to leakages is done using metal flashing. To prevent water from collecting in a pool on the roof, your flat roof must have gutters to drain the water off the roof.  You can know when to replace your flat roof if the water does not drain effectively, and the edges have lost the sealant.

Should you examine the roof yourself, there are certain things to keep an eye out for.  Some types of damage can be remedied with a roof repair, while others may indicate it’s time for a full replacement.

  • Damaged Flashing: Flashing is often-overlooked but an integral part of a flat roof system.  If the metal flashing around chimneys, vents, and other fixtures are lifting, damaged, or missing, your flat roof will be at risk for serious moisture damage.  When caught early, damaged flashing can be repaired or replaced. Ignoring damaged flashing can result in extensive damage to the roof.

  • Blisters and Cracks: Flat roofs have unique signs that it’s time for repairs or replacement, most prominently, blisters, bubbles, or cracks.  If the top layer of your flat roof looks like it’s been damaged by high temperatures and it’s beginning to bubble or crack, it’s likely time to replace the membrane.  If there is only blistering in a small area, you can likely perform a patch repair for the time being.

  • Pooling Water: One of the most tell-tale signs that a flat roof needs to be replaced is standing water.  Despite being called “flat”, these roofs do have a small slope to help ensure water is moved away from the surface.  If the roof deck warps due to age or damage, your roof will stop repelling water and it can accumulate into pools that will quickly cause even more damage.  If you notice any sagging, or you see puddles it is time to call a roofing contractor to get a replacement done.

  • The drains should be in the best condition to avoid creating pools of water on your flat roof.  Most flat roofs that are in good condition can withstand such pools of water for up to 3 days.  Weak sections will then start to develop where the water has been.

  • Most flat roofs contain waterproof membranes with a vapor barrier between the felt base and the membrane. The edges are sealed using metal flashing to prevent leakages while gutters prevent water from collecting on your roof.  Replace your roof if its edges have lost the sealant and water is not draining effectively.

  • Impact Damage: After severe weather, dents can appear on your roof. Isolated damage can most often be repaired with a patch.  More serious impact damage that has punctured the roofing membrane may require replacement.

Your Alternatives to Flat Roof Replacement

If you do not feel that a replacement is necessary or do not have the funds to commit to this, you do have a few different alternatives you can consider:

  1. Patching: In some cases, patching a smaller damaged area can work but this is only effective if moisture damage hasn’t yet spread.

  2. Re-Covering: Adding another membrane (like EPDM or TPO) over the top of your existing flat roof can be done without removing the damaged materials first.  This option can work where the roof isn’t leaking and there are only signs of aging or minor deterioration.

  3. Roof Coating: A roofing contractor applies a thin liquid membrane on top of your existing roof, which works if the roof is not showing extensive damage.  This alternative works best when there are no insulation issues and no underlying structural issues.

Flat Roof Replacement Tips To Remember

Modified Bitumen roofs are very similar to asphalt roofs, but they have polymers added into the system that provide added protection and an extended lifespan.  These roofs are often rolled on to the roof surface and then heated with a blowtorch. While this creates a good seal, it is dangerous and has led to the burning of more than a few buildings during installation. Modified bitumen is environmentally friendly thanks to its reflective nature.

There are many different spray applied coatings that have been designed for any application you can think of.  Coatings are great flat roof replacement options because they can be directly applied to the roofing surface.  Flat roofs have three main options for their coatings: silicone, acrylic and aluminum coatings.  These coatings are liquid applied directly onto the roof surface and then cure once in place.  This allows for seamless installation that helps to fight leaks. Each of the type coatings has different strengths and weaknesses associated with it, so you’ll need to look at your current roof substrate and determine what aspects are most important to you prior to making a purchase decision.

If you find that you do have to replace your flat roof, there are some steps you can take to make the process simpler.

  • Know Your Options: There is always a wide range of flat roofing materials from which you can choose.  Before you begin your flat roof replacement process, be sure to review all of your flat roof options so you can decide which is best for you.

  • Check Your Insurance: In most cases, a roof replacement is the homeowner’s responsibility so you need to check with your home insurance provider to see what’s covered and what’s not.

  • Hire the Right Contractor: Hiring the right contractor will get you high-quality roofing materials rather than low-quality materials, a long-lasting roof, and a stress-free roof replacement.

  • Choosing a Flat Roof Contractor: Not all contractors have experience working with flat and low-sloped roofs.  It is important to find a flat roof contractor you can trust.  They should be able to inspect your roof and let you know if you need repairs or replacement.  Do not choose a contractor solely based on the price. By investing in a high-quality, experienced, and professional contractor you can rest easy for years to come.

Conclusion

If you’ve got a flat roof, you’ll more than likely experience leaks at some point.  When that time comes, or when your roof is simply old and worn out, you have to decide how you will replace your roof.  The key is to first understand your problem and the severity of it, then you need to understand your current roof substrate, understand exactly what your roofing needs are, and then do thorough research of the alternatives and decide which you would prefer.