What's the Best Solution for a Leaking Single-Ply Roof?

Single-ply roofs (TPO and EPDM) leak almost exclusively at seams. The best solution depends on whether failures are isolated or widespread.

For Isolated Failures: Targeted Repair

If only a few seams have failed on an otherwise sound membrane, re-welding (TPO) or re-bonding (EPDM) the specific failed seam areas addresses isolated failures cost-effectively.

For Aging Membranes with Widespread Issues: Silicone Coating

When a single-ply roof is 10–20+ years old with widespread seam deterioration, individual repairs become impractical. A silicone restoration membrane applied over the entire roof seals every seam simultaneously under a new continuous waterproof surface — with a new 10–20-year warranty at $2.50–$4.50/sq ft vs. $7–$12/sq ft for replacement.

The Critical Pre-Condition: Core Samples

Before any restoration, core samples must confirm wet insulation is below 25% of the total area. Coating over wet insulation causes blistering and system failure — this step is non-negotiable.

If Restoration Isn't Viable

If the membrane has failed completely, choose a replacement system with a renewable warranty — spray foam or silicone coating system — to avoid facing the same decision in 20 years.