Low-slope roofs fail in predictable ways near the water. Salt-laden Hudson River air corrodes fasteners and metal panel edges, and water wicks along a seam long before a ceiling stains. We survey the roof deck first and check the membrane for ponding.
Late 1800s brownstones and rowhouses carry slate and tile across steep pitch, where snow and ice settle in the valleys. Mid-century brick apartment buildings hold a modified bitumen cap over a built-up roof. Waterfront condominiums have wide parapet walls and a broad roof deck.
TPO and EPDM are the workhorses here because seams weld or bond into one continuous sheet. We add tapered insulation and a cover board, then a reflective coating where UV degradation has left the surface chalking. Building code sets minimum R-value and parapet height.
What's Included
A roof asset survey with a full roof inspection, moisture readings across the roof deck, and photos of every wet section before we price the job.
Tear-off and haul-off of failed membrane and saturated insulation, with debris loaded into a dumpster we place away from tenant parking.
A new TPO or EPDM single-ply membrane, PVC membrane, modified bitumen, or built-up roof laid over underlayment and a vapor barrier where the assembly calls for one.
Recover and overlay options when the substrate and decking are dry enough to carry another layer without a full tear-off.
Metal work on a standing-seam panel or corrugated panel over purlin, batten, and counterbatten runs, refastened with the right fastener and hand-sealed with sealant, caulk, or adhesive.
Flashing and weatherproofing at every transition: chimney flashing, counter-flashing, boot flashing, vent boot, pipe flashing, apron flashing, skylight and dormer curbs, and the downspout tie-in at the gutter.
Structural and edge repair where a truss, rafter, joist, or ridge beam has sagged, including plywood or OSB sheathing, soffit, fascia, overhang, and attic ventilation through a ridge vent, soffit vent, or attic fan.
Signs You Need Commercial Roofing
Ponding water that still sits on the membrane two days after rain, which usually means the roof deck has settled out of slope.
Blistered, split, or delaminated membrane along the seams and the ridge, plus granule loss on modified bitumen that leaves the asphalt exposed to UV.
Rust streaks and corrosion on metal panel ribs, exposed fasteners, and the parapet or coping edge after a nor'easter.
Ceiling stains, a sagging tile, or a musty smell that says water is wicking through the sheathing and starting rot and decay.
Ice dam ridges at the eave, steam ice from warm attic air, and snow guards torn loose after a heavy winter.
Lifted or missing shingle courses at a hip, gable, or verge, where wind peels the field course off the starter course.
Our Commercial Roofing Process
Roof inspection and roof estimate: we walk the rooftop, take moisture readings, and photograph every failure before we quote a number.
A written, line-item estimate that separates membrane, insulation, and flashing costs so you can compare our scope against other bids.
Safety setup: we stage a ladder and a scaffold on the roof surface, tie off to an anchor with a safety harness, and keep mastic and roof cement within arm's reach.
Tear-off: crews strip old felt, tar paper, and roofing felt with a pry bar and a roofing shovel, then check the drip edge, eave, and rake for rot.
Installation: synthetic underlayment, self-adhered ice-and-water shield at the eave and valley, then starter course, field course, and staggered courses, squared with a roofing square and a nail gun fed by an air compressor; a torch handles heat-welded seams.
Details and closeout: step flashing at the sidewall, apron flashing at the chimney, a pipe boot at the stack, a ridge cap over the ridge vent, then a magnet sweep for nails, screws, and fasteners plus debris haul-off.
