Torch Down Roof Repair: What Are Your Options?
If you have a torch-down roof that is leaking or showing signs of age, you may be wondering whether you need a complete roof replacement or if the existing roof can be repaired or restored.
The answer depends on the condition of the existing roof.
A commercial roofing contractor should inspect the roof first, identify the source of the problems, and then determine whether a repair, roof coating, spray polyurethane foam, or replacement makes the most sense.
Here's what to know about your options.
What Does a Contractor Look for During a Torch Down Roof Inspection?
Before recommending a solution, a contractor should inspect the existing roof and document its condition.
Some of the first things they will look at include:
• Seams and overlaps: Are the seams intact, or are there areas where they are separating?
• Roof penetrations: Are there problems around pipes, drains, equipment, or other penetrations?
• Granule loss: On a granulated modified bitumen roof, how much of the protective granule surface has been lost?
• Surface deterioration: On older smooth or granulated modified roofs, UV exposure can cause the surface to deteriorate to the point where the underlying scrim or reinforcement becomes visible.
• Moisture: Is water getting into the roof system or insulation?
Depending on the roof, a contractor may also use infrared scanning or core samples to identify wet areas.
After the inspection, you should receive a report that identifies deficiencies, includes photos, and explains the recommended course of action.
That recommendation could be a localized repair, restoration, or complete roof replacement.
When Does a Torch Down Roof Only Need a Repair?
A localized repair can make sense when the problem is isolated.
For example, if a building has a small number of leaks and the contractor can identify an obvious cause, repairing those specific areas may be the most practical short-term solution.
But repairs are just that: repairs.
They are not necessarily a permanent solution for an aging roof.
If a building has stains throughout the interior or widespread leaking across the roof, spending money on repeated repairs may simply delay the larger problem.
In those situations, it's worth comparing the cost of continued repairs with the cost of restoring or replacing the roof.
Can You Install Coating Over a Torch Down Roof?
Yes, in some situations.
A roof coating system can be an option when the existing roof is still suitable for restoration.
The condition of the membrane, seams, surface, and underlying roof assembly all need to be considered first.
One important detail is the condition of the existing asphalt surface. Older modified bitumen roofs can experience significant granule loss or surface deterioration. If the underlying scrim is becoming exposed, the roof may require additional preparation before it can be successfully coated.
Coating can extend the life of an existing roof without completely tearing it off.
What Does a Torch Down Roof Coating Cost?
There isn't one price that applies to every roof.
Based on recent West Roofing Systems projects completed in the past 2 years, a coating restoration over smooth or granulated modified bitumen may generally fall around $3.50–$5.50 per square foot.
That's only a ballpark. The actual price can change significantly based on:
- Location of the roof
- Roof size
- Condition of the existing membrane
- Amount of preparation required
- Seam repairs
- Surface treatment
- Warranty length
- Accessibility
- Labor and material requirements
A longer warranty will increase costs because a thicker coating application (possibly extra coats) and labor are required.
Can You Install Spray Foam Over a Torch Down Roof?
In some cases, spray polyurethane foam (SPF) can be installed over an existing torch-down or modified bitumen roof.
This can be an attractive option when the existing roof is deteriorated but still suitable for a roof restoration system.
One advantage of SPF is that it provides insulation value in addition to creating a seamless roofing surface.
The condition of the existing roof still matters, however. A contractor should determine whether the roof is suitable for foam before recommending it.
How Much Does Spray Foam Over a Torch Down Roof Cost?
Based on recent projects, a straightforward SPF installation over an existing modified bitumen roof may fall around $4.50–$7 per square foot.
Again, this is only a starting point.
The final price can be affected by the condition of the existing roof, metal work, repairs, preparation, roof complexity, insulation requirements, and the warranty being provided.
What If the Roof Is Saturated?
This is one of the most important questions to ask.
If an inspection finds significant moisture throughout the roof assembly, simply covering the problem may not be the right solution.
For example, West Roofing Systems has encountered roofs where core samples showed the insulation was essentially saturated. In a situation like that, coating the existing roof would not address the underlying problem.
The condition of the existing roof should determine the repair strategy. If the roof is too wet or deteriorated for a coating or recover system, the contractor should explain why and recommend the appropriate solution.
That's why an inspection should come before choosing a roofing system.
How Do You Know if a Roofing Contractor Is Doing Good Work?
Price shouldn't be the only thing you compare when evaluating roofing contractors.
Before choosing a contractor, ask for:
A detailed scope of work
You should know exactly what the contractor plans to do, including preparation, repairs, materials, and the roofing system being installed.
A written warranty
Your proposal should clearly explain what warranty you're receiving and what it covers.
Don't assume that because a contractor says "10-year warranty" that the warranty is automatically the same from one contractor to another.
References and reviews
Look at Google reviews, but also ask for references from similar commercial roofing projects.
Proof of what you're getting
If a contractor says you're receiving a certain coating thickness or amount of spray foam, ask how they verify it.
For example, coating thickness can be checked using wet-mil measurements during installation. Foam thickness can also be verified to make sure the installed system matches the specification.
A roof is a major investment. You should receive what you are paying for.
Don't Choose a Roofing Solution Before Inspecting the Roof
The biggest takeaway is simple:
There isn't one repair option that's right for every torch-down roof.
A roof with one isolated leak may only need a repair.
An aging but restorable roof may be a candidate for a coating system.
Another roof may be better suited for spray polyurethane foam.
And a roof with extensive moisture or deterioration may need to be removed and replaced.
The right answer starts with understanding the condition of the existing roof.
If you're dealing with an aging or leaking torch-down roof, West Roofing Systems can inspect your commercial roof and help you understand your options before you decide how to proceed.