Everything You Need to Know About an EPDM Roofing System

March 30, 2023

by custom-wp-admin commercial roofing solutions Roof Systems

Custom Exteriors
March 30, 2023

Everything you need to know about your EPDM Roof

If you have an EPDM (Ethylene Propylene Diene Monomer) roof, you know what a dependable choice it is for a commercial roof replacement. As a commercial roofing contractor, we have seen firsthand how the right (or wrong) roofing can significantly impact a building’s integrity, energy efficiency, and overall maintenance costs.

EPDM roofing is known for its remarkable ability to withstand extreme weather conditions, making it a great choice in Colorado, which is prone to severe weather. Its long lifespan and minimal maintenance requirements make it attractive to building owners and property managers looking to maximize their investment.

In the following sections, we’ll explore everything from the basics of EPDM roofing and its advantages to installation processes, maintenance tips, and cost considerations. So, whether you are looking to replace an old roof or are constructing a new building, our goal is to equip you with the knowledge to choose a roofing system that meets your needs and your budget. With EPDM roofing, many have found a reliable solution that stands the test of time while also being gentle on the budget.

What is EPDM roofing?

EPDM roofing is made from a synthetic rubber called Ethylene Propylene Diene Monomer. These roofing systems are a popular choice for low-slope/flat roofs. EPDM roofing systems are highly durable and can last up to 50 years or more with proper maintenance. Because of their makeup, they are very resistant to UV radiation, weathering, ozone, and other environmental factors that can cause damage to other roofing materials, such as asphalt shingles.

EPDM roofing systems are relatively easy to install and require minimal maintenance, making them an extremely cost-practical choice for flat roof systems. They can be used on various roofs, including flat and low slopes, and are available in multiple thicknesses and colors to suit different design requirements.

Because EPDM roofing systems are highly reflective, they can help keep buildings cooler in hot weather and reduce energy costs. This type of roofing system is also a recyclable material and does not release harmful chemicals into the environment during installation or use. Your local roofing contractor can tell you if an EPDM roof is a good fit for your property.

The Pros and Cons of EPDM roofing

EPDM roofing is a standout option for commercial buildings. Its benefits make it a common choice for commercial roof replacements in our area. However, like any roofing system, it has its own set of limitations that might impact its performance on your property.

Advantages of EPDM roofing

Durability: EPDM roofs are built to last, often serving well for over 20 years with proper care. This durability stems from the material’s resistance to weather, including harsh sunlight, heavy rain, and even snow, ensuring your building stays protected year-round.
Cost Effectiveness: EPDM is more affordable than other roofing materials in terms of initial costs and long-term maintenance. Its ease of installation further reduces labor costs, making it an economically wise choice for large commercial roofs.
Flexibility: EPDM is known to be flexible in cold weather, which makes it appealing to Colorado property owners. Unlike some materials that can become brittle and crack in low temperatures, EPDM remains flexible, reducing the risk of damage during colder months.
Energy Efficiency: EPDM has high heat-reflective properties, especially with lighter-colored membranes. This can lead to lower cooling costs in the warmer months, contributing to a more energy-efficient building overall.

disadvantages and considerations

Sensitivity to Punctures: Though durable to weather, EPDM can be punctured by sharp objects. Regular inspections and immediate repair of any damage are crucial to prevent leaks.
Potential for Shrinkage: While not common in properly installed EPDM roofs, shrinkage can occur, potentially affecting the roof’s integrity. Choosing a reputable contractor for installation and performing regular maintenance can mitigate this risk.
Aesthetic Limitations: EPDM typically comes in black or white, which may not suit all architectural styles. Because its appearance is simple and functional, those looking for more color or texture options might find EPDM’s choices limiting.
Comparative Analysis with Other Materials: While EPDM excels in many areas, there are scenarios where other materials may offer benefits that better align with your property’s needs. For example, TPO and PVC roofing, other types of single-ply membranes, offer different advantages in terms of reflectivity and chemical resistance.

It’s important to consider your property’s specific needs and the climate and environmental factors it faces. EPDM roofing is a durable, cost-effective option for commercial properties looking for a long lifespan with low maintenance needs. However, as with any significant decision, weighing these factors carefully will help you choose the best system for your commercial roof replacement.

Types of EPDM Roofs

Fully Adhered EPDM Roofs

In this EPDM roof system, the EPDM membrane is adhered to the roof substrate using a specially formulated adhesive. It provides a strong bond between the EPDM and the substrate, making it ideal for roofs with complex shapes or curved surfaces. Fully adhered EPDM roofs can be more expensive to install than Mechanically Fastened or Ballasted EPDM roofs.

Again the roof deck must be cleaned and have existing roofing material removed. After this, a specially formulated adhesive is applied to the roof substrate using a trowel or sprayer. The EPDM membrane is then rolled out onto the roof deck and carefully positioned to overlap the adhesive layer. The membrane is then smoothed out to ensure good contact with the adhesive.

Once the EPDM membrane is attached to the deck, the seams are sealed using adhesive or specialized tape, preventing water intrusion. Lastly, flashing around all roof penetrations prevents water from entering the building.

Ballasted EPDM Roofs

Ballasted EPDM roofs use a ballast layer to hold the EPDM membrane in place. This is the most economical and straightforward method of installation. It is ideal for roofs with low slopes or no slope conditions.

Unfortunately, if damage occurs, ballasted EPDM roofs can be more challenging to repair. The ballast layer must be removed prior to repair, which can be time-consuming and labor-intensive.

Once the roof deck is thoroughly cleaned, a layer of insulation is installed on top of the roof deck. The EPDM membrane is rolled onto the deck and cut to size. After it has been positioned, a ballast layer is applied on top of the EPDM membrane to hold it in place. This ballast can be gravel or pavers and typically ranges from 1.5 to 3 inches thick. Like the other systems, seams must be sealed, and penetrations flashed to prevent water intrusion. The ballast can also protect against hail damage and other effects of extreme weather.

Mechanically Fastened EPDM Roofs

This type of EPDM roof system is installed by mechanically fastening the EPDM membrane to the roof deck using special fasteners and plates. This application is handy in high-wind or uplift locations, providing a secure attachment.

First, the roof deck must be cleaned and any existing roofing materials removed. Then, a layer of insulation is installed on top of the roof deck. This provides thermal resistance and improves energy efficiency. The EPDM membrane is then rolled onto the roof deck and cut to size. Mechanical fasteners are placed along the edges of the membrane and in the field at specific intervals to ensure the membrane is securely attached.

Once the EPDM membrane is attached, your commercial roofer will seal the seams with adhesive or specialized tape to prevent water from penetrating the roof system. Lastly, flashing is installed around roof penetrations, including vents, pipes, and skylights.

EPDM Roofing maintenance 101: Protecting your investment

If our experience has taught us one thing in commercial roofing, it is the fact that maintaining and repairing your EPDM roof is directly related to its lifespan and the protection it provides for your property. Regular upkeep not only extends the life of your roof but also helps prevent minor issues from becoming major, costly problems.

Owners and property managers who take a reactive approach to roof maintenance spend an average of .25¢ per square foot per year on maintenance-related issues. On the other hand, those who take a proactive approach spend an average of only .14¢. ~Buildings.com

Regular maintenance

The average replacement cost of an EPDM roof ranges between $4.00 and $15.00 per square foot, so a commercial roof replacement can be expensive. However, there are some important reminders about exterior maintenance that you may not be aware of.

Studies show up to 80% of roofs have to be replaced prematurely.
Roof maintenance programs are tax deductible, improving your business's bottom line.
A leaking roof can be actively leaking for months before outward signs become visible. By then repairs will likely be costly.
Roof maintenance programs can save you up to 50% over the life of the roof with extended lifespan.
Regular roof maintenance can prevent leaks that can cause interuptions to your operations.

Whether you choose a structured maintenance plan or do your own commercial roof maintenance, in order to keep your EPDM roof in top condition, the following maintenance tasks should be conducted bi-annually.

EPDM maintenance tasks

Inspections: Conduct thorough inspections of your EPDM roof at least twice a year and after major weather events such as hail or high winds. Look for signs of wear, such as cracks, punctures, or areas where the membrane might have pulled away from the edges of the roof. While we recommend bi-annual inspections, additional inspections completed after severe weather will help to catch any possible damage caused by the storm quickly. By addressing minor issues immediately, you prevent some major issues that can be caused by roof leaks, such as mold and interior damage.
Cleaning: Keep the roof surface clean from debris, dirt, and leaves. A clean roof allows for proper drainage and prevents water from pooling (a common cause of roof damage over time.) Use a soft-bristles brush and a gentle cleaning solution if needed to avoid damaging the membrane. Remember, an EPDM roof is less resistant to some chemicals than other roofing systems. Avoid using harsh cleaning agents or damaging tools when cleaning.
Drainage: Ensure that your roof’s drainage system is working correctly. Whether your building utilizes roof drains or a traditional gutter system, regularly clean out gutters, downspouts, and drains to prevent blockages. Proper drainage reduces the risk of water accumulation that can lead to leaks and other water-related damage.
Immediate Repairs: During your inspections, address small issues, such as minor punctures or seams starting to come apart, immediately. Small, proactive repairs can prevent larger issues and help maintain the roof’s integrity.

By quickly addressing any issues found during inspections, you can significantly extend the life of your EPDM roofing system. In doing so, you ensure it continues to provide reliable protection for your commercial property. Regular, attentive care allows you to maximize the investment you made in your roof and avoid unexpected issues that could disrupt your business. The most common signs you need to call in a commercial roof are:

Choose an EPDM Roofing Systems For Your Flat Roof

If you are replacing the roof on your commercial building and considering EPDM, choosing the right system is crucial. This choice will impact not just the roof’s performance but also the overall maintenance needs of your building. Your choice can also significantly impact the building’s energy efficiency and costs over time.

Understanding your buildings requirements

Consider the weight your roof can support. Ballasted systems are heavier, so for some structures, a fully adhered or mechanically attached system might be better.
Areas with strong winds or frequent storms require a roofing system with a higher wind uplift resistance, making a fully adhered system a good choice.
If your roof will have a lot of foot traffic, durability becomes an important factor. In this case, a fully adhered system might be the right choice again.

Just as important as the roofing system, it is important to choose a commercial roofing contractor with experience in installing the specific system you are considering. They will be able to provide you with the pros and cons of the system you are considering, making your decision easier. Check their references and reviews.

Choosing the right EPDM roofing system involves carefully considering your building’s needs, the specific advantages and drawbacks of each system, and selecting a qualified contractor. By taking these steps, you ensure that your building is equipped with a roofing system that not only meets your immediate needs but also serves as a long-term asset.

In summary, EPDM roofing system offers a range of benefits. They are highly durable and can last up to 50 years with proper installation and maintenance. EPDM roofs are highly flexible and can adapt to changes in temperature and weather conditions without cracking or deteriorating. Because of this, they are not prone to water leakage.

EPDM roofing systems are highly reflective, making them exceptionally energy efficient. They are made from a recyclable synthetic rubber material, so they are also an environmentally friendly choice.

The installation process for mechanically fastened, fully adhered, and ballasted roofing systems are relatively straightforward. Because of this, property owners can save both time and money! Additionally, once installed, they require minimal long-term maintenance. Occasional inspections and repairs are required to keep them in good condition.

To learn more about EPDM roofing systems, the ERA provides more detailed information. To discuss roof replacement using an EPDM roofing system, contact us today!

Multi-Family Roofing Systems

March 23, 2023

by custom-wp-admin multi-family Residential roofing Roof Systems Uncategorized

Roof Types of multi-family buildings

The photo above was recently taken by one of our roofing inspectors during an HOA-managed community’s roof inspection. Do you notice anything unusual about it besides the stunning beauty of our Colorado mountains? In addition to being nestled in one of the most beautiful areas in the state, this complex also boasts a modern design with a flat roof. While most people associate flat roofing with a commercial building, they are often found on single-family and multi-family properties.

With our area’s rising costs, multi-family properties are becoming increasingly prominent. So, if you live in a managed community, learning about the common systems used on the exterior of your home can come in handy. This knowledge can help you make informed decisions when your multi-family roof replacement comes around.

Your roof is an intricate system that protects your property from everything the Colorado weather throws at it. Let’s look at some of the systems that can be used to protect your community.

Key Considerations When Replacing a Multi-Family Roof

Replacing the roof on a multi-family property can be an involved and complex process. Many factors differentiate a roofing project on a single-family home from one on an HOA-managed community for the roofing contractor and the residents. Several factors need to be considered when planning roofing for a multi-family property. We think the most important are:

Durability:

Durability is important because multi-family buildings experience higher wear due to the larger surface area of the roof. Additionally, the design of multi-family homeowners insurance coverage often means multi-family roof replacements will require significant financial investment from the community. This makes choosing a durable and long-lasting roof all the more important. The roof must be strong enough to handle weather conditions like heavy rain, snow, and strong winds without deteriorating quickly. While we all know there is no such thing as a hail-proof shingle, investing in a shingle that is impact-resistant may be a wise investment in the long run, preventing premature roof replacements.

Energy Efficiency:

Energy efficiency is another significant consideration. A well-chosen roof can help regulate indoor temperatures, lowering energy bills for property owners and tenants. Selecting materials that reflect sunlight or provide good insulation can make a noticeable difference in energy consumption, which is why we often see managed communities invest in metal roof replacements despite the increase in cost. A metal roof can be underlaid with additional insulation, significantly increasing energy efficiency. It’s reflective surface also helps reflect sunlight rather than absorbing it, particularly in lighter shades.

Maintenance Needs:

The community should also consider maintenance needs before replacing their roofs. Different roofing types require different levels of care, so it’s important to understand how often maintenance is needed and what it involves. For example, some roofs may need regular maintenance to prevent roof leaks, while others require less frequent attention.

Curb Appeal:

Lastly, the roof’s appearance affects the overall look of the property. While functionality is important, the roof should also complement the building’s design, as this can impact the property’s value and appeal to potential tenants. Balancing these factors ensures that the roof not only performs well but also contributes positively to the building as a whole. Choosing your roof’s color, material, and style will impact the appearance of your home.

According to Thumbtack, 58% of potential buyers say that a poorly maintained exterior has one of the most significant impacts on the home's exterior.

Common Types of Roofing for multi-family buildings

There are several common roofing options for multi-family buildings, each offering unique benefits. Understanding these choices helps property owners make informed decisions that best suit their needs. Let’s explore the roofing systems we see frequently on multi-family buildings.

Asphalt Shingles:

Asphalt Shingle roof systems are a popular choice for multi-family properties, especially for buildings with pitched roofs. They are known for their affordability and availability in various colors and styles. Asphalt shingles are relatively easy to install and provide solid protection against the elements. However, they may require regular maintenance to prevent issues like curling or cracking, especially in extreme weather conditions. Additionally, while Class 4 asphalt shingles are available, they are still more susceptible to damage than other roofing systems.

Unfortunately, they have a relatively short lifespan of 15-40 years. In Colorado, it is imperative to consider their durability against hail or wind storms. Asphalt shingles do not perform as well as some other systems in the long term. Because the property’s exterior is typically the association’s responsibility, longevity should be a consideration when choosing roofing materials.

Flat Roofs:

Flat Roofs, commonly found on multi-family buildings, are a cost-effective choice, providing space for equipment like HVAC units or solar panels. They are often used in buildings with modern or minimalistic architecture. These roofs are typically made of materials that resist leaks and UV rays. However, it’s important to remember that they require consistent maintenance to ensure proper drainage and prevent water pooling, which can lead to leaks over time. By staying on top of maintenance, you can proactively protect your investment.

There are many types of flat roofs for multi-family roof replacement. The most common include Built-Up Roofing, Modified Bitumen roofing (ModBit), EPDM Roofing, PVC Roofing, and TPO Roofing. Each has its advantages and disadvantages. Roof coatings can be added to aging flat roofs, extending their lifespan up to 15 additional years. This option alone helps make this a great choice for a multi-family roofing system.

Partnering with a qualified, local commercial roofer is essential when replacing a multi-family flat roof. They will assist you in choosing your replacement roof based on factors such as durability, cost, energy efficiency, and the climate and weather conditions in your area.

Metal Roofs:

Metal Roofs are another option, valued for their durability and long lifespan. Metal roofing is highly resistant to fire, strong winds, and other weather-related issues, making it a reliable choice for multi-family buildings in harsh climates. Metal roofs are also energy-efficient, reflecting sunlight and reducing cooling costs. While they may have a higher initial cost, their durability can result in lower long-term maintenance expenses.

Metal roofs are not just durable; they can also be quite beautiful. With an average lifespan of 50-70 years, they are a long-lasting and attractive choice for multi-family roof replacements. Available in various materials and colors, including aluminum, steel, copper, and zinc, they offer a high level of customization, enhancing the curb appeal of your property.

Metal roofs are often more expensive than other options, but they have a long lifespan, surpassing 70 years with proper care. Another factor to consider is your location’s probability of severe weather. Metal roofs offer excellent protection against the elements. Because of this, a metal roof can be a good choice in Colorado!

Synthetic Roofing:

Synthetic Roofing materials are gaining popularity due to their versatility and lightweight nature. These materials mimic the appearance of more expensive roofing types like slate or wood but at a lower cost and with less maintenance. Synthetic roofing is durable and resistant to common issues like mold, algae, and impact damage. This type of roofing is an excellent choice for property owners looking for an attractive and practical roofing solution.

Synthetic roofing is often less expensive and more fire-resistant than its natural counterparts. It also offers improved durability and performance in severe weather. However, some homeowners may prefer the look of raw materials. Some historical multi-family properties may have architectural guidelines that do not allow synthetic roofing.

Choosing the right roof for your multi-family property

So, how do you choose a roof that is beautiful, functional, and a durable addition to your property? Let’s look at a few things that could impact your selection.

First, the local climate plays a significant role in determining which roofing material will perform best. For example, areas with heavy snowfall may benefit from pitched roofs with asphalt shingles or metal that can handle the weight and encourage snow to slide off. In contrast, regions with mild weather may find flat or low-slope roofs more suitable. Many areas in Northern Colorado are prone to damaging hail, which makes a Class 4 shingle a wise choice.

Budget is another important factor. While some roofing materials may have a higher upfront cost, they could offer lower maintenance needs or a longer lifespan, ultimately saving money over time. It’s important to balance the initial investment with the long-term benefits to find the most cost-effective solution for your property.

Different areas have specific requirements for roofing materials, especially fire resistance, wind resistance, and load-bearing capabilities. In the last few years, the City of Fort Collins began requiring Class 4 shingles for every roof replacement due to the frequency of damaging storms. Ensuring that the chosen roofing system complies with local regulations is essential to avoid potential legal issues and ensure the safety of the building’s occupants.

Lastly, sustainability is becoming increasingly important for property owners. Eco-friendly roofing options, such as cool roofs or synthetic materials made from recycled products, can reduce environmental impact while providing long-term energy savings. Choosing a roofing system that meets both practical needs and sustainability goals can enhance the property’s value and appeal to environmentally-conscious tenants.

Making Informed Roofing Choices for Your Multi-family property

Selecting the right roofing system for a multi-family building is a significant decision that impacts the property’s durability, energy efficiency, maintenance needs, and overall value. By understanding the key considerations—such as the durability required, the importance of energy efficiency, and the varying maintenance needs of different roofing types—property managers and owners can make informed choices that meet both practical and financial goals.

Ultimately, the goal is to choose a roofing solution that not only protects the building but also enhances its value, satisfies tenants, and aligns with long-term objectives. Whether it’s ensuring compliance with local regulations or considering sustainability for future benefits, every element plays a role in making the right decision. Consulting with a professional roofing contractor can provide the expertise needed to navigate these choices and ensure that the roofing system selected is the best fit for the property.

By carefully considering these aspects, you can secure a roofing system that meets the demands of your multi-family property, offering reliability, cost-effectiveness, and peace of mind for years to come.

Custom Exteriors, LLC

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