Flat Roof Replacement

Low-slope membrane replacement with clean tear-off, proper drainage work, and lifetime workmanship coverage. Whether you're dealing with leaks, aging material, or planning an upgrade, we handle flat roofing systems that perform.

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What Does Flat Roof Replacement Include?

Flat roof replacement means removing the old membrane, checking what's underneath, then rebuilding with proper drainage and seam work.

The process looks different from pitched roofing—no shingles, different fastening, and drainage becomes priority. Flat roofs use drains (pipes through the deck) or scuppers (openings at the edge) instead of gravity.

1. Tear-off or recover assessment — We pull the membrane to inspect the deck. Sometimes you can install over old material—called a recover—but only if the deck is solid, layers meet code, and there's no trapped moisture. Most need complete tear-off.

2. Deck and cover board inspection — Check for soft spots, rot, damage. Flat roofs hold water longer, so deck problems are common. Find issues, document them, explain what needs fixing, get approval.

Cover board protects insulation and gives a smooth surface for the membrane.

3. Underlayment and insulation — Insulation creates the slope that moves water toward drains. Thickness and R-value (heat resistance) matter. Underlayment creates a secondary barrier.

4. Membrane installation — TPO, EPDM, or modified bitumen. TPO and EPDM get heat-welded or adhered at seams. Modified bitumen uses torch-down or adhesive. Seam quality determines how well water stays out.

5. Edge metals and flashings — Walls, penetrations, raised edges, perimeters—lots of transitions. Flashing pushes water away. Edge metals cap the perimeter and block wind. Where leaks start if rushed.

6. Daily cleanup and walkthrough — Debris hauled as we work. Walk the roof with you (or show photos), point out seams and flashing, confirm drains and gutters are clear.

How Does Flat Roofing Compare to Asphalt and Metal?

You can't put shingles on a nearly flat surface—water would sit there. That's where membrane systems come in.

Flat and low-slope membranes — For minimal pitch—additions, porches, modern designs. Water doesn't run off quickly, so drainage and seam integrity make the difference. Routine checks catch problems (ponding water, loose seams, clogged drains) before interior damage.

Options: TPO (heat-welded, UV resistant), EPDM (rubber, cold-weather durable), modified bitumen (torch-down, multilayer).

Asphalt shingles (pitched) — Most common for sloped roofs. Gravity moves water. Broad colors, predictable cost. We install Atlas shingles for pitched asphalt applications.

Metal roofing (pitched) — Longest life—50-plus years. Higher cost, strong wind/snow performance. We install Unified Steel (no standing seam).

Choice depends on pitch, design, timeline.

How Long Does Flat Roof Replacement Take?

Most finish in 1 to 3 days. Small garage in Canton? One day. Larger home in Ann Arbor with multiple penetrations and raised edges? Two to three days.

What affects timeline:

Roof size and layout — 1,200 square feet over a family room goes faster than 2,000 square feet across multiple levels with skylights and drains.

Deck repairs — Deck condition is the wildcard. Find soft spots during tear-off, we stop and show you. 'Here's the problem, here's what we need to replace, here's the cost.' Nothing moves until you approve.

Drain and scupper work — Damaged, clogged, or incorrectly positioned drains get addressed during replacement. Adds a few hours.

Weather — Rain stops work. Extreme cold affects adhesive and welding. High winds make it unsafe. We update you immediately if delays happen.

Daily communication throughout—what's happening, what we found, what's next.

Job site clean-up:

Tarps → catch scraps and fasteners

Magnets → daily sweeps for metal debris

Debris haul → materials leave each day, not piled up

Drains cleared → water flows from day one

What Warranties Come with Flat Roof Replacement?

Two warranties at no cost: Lifetime Workmanship Warranty and Gold Standard Protection Plan. Both active as long as you own the home.

Lifetime Workmanship Warranty — Everything roof-related, no expiration. Seam failure, flashing leak, drainage issue—we handle it. Call, we inspect within 24 to 48 hours, we fix it. No manufacturer approvals, no third-party waits.

Gold Standard Protection Plan — Annual inspections at no cost. Check the work, catch problems early, document condition. Priority scheduling for repairs.

Inspections cover membrane, seams, flashing, drainage, plus gutters, windows, siding, doors—whole exterior.

Request service: Call or email. We schedule, assess, complete repairs under warranty. No paperwork battles.

We've completed flat roof replacements for over 10,000 customers. Our Torch Award for Ethics from BBB recognizes consistent, transparent practices—clear communication, honest pricing, following through. Not every contractor can say that.

How Much Does Flat Roof Replacement Cost?

Cost varies by membrane system, roof size/complexity, and repairs found during tear-off.

What affects cost:

Membrane type → TPO, EPDM, modified bitumen have different costs. Insulation thickness, cover board, edge details affect price.

Size and complexity → Simple rectangular roof with one drain goes faster than multiple levels with penetrations and several drains. More transitions = more flashing = more time = higher cost.

Deck and drain repairs → Won't know deck condition until membrane is off. Find damage, document with photos, explain, price it, get approval before proceeding.

Rough range:

Small garage, minimal complexity → $8,000 to $12,000

Larger addition, multiple penetrations → $15,000 to $20,000

Actual cost depends on what we find during inspection.

Ready to Replace Your Flat Roof?

Flat roof replacement requires attention to drainage, seams, and flashing that don't matter on pitched roofs. We'll assess honestly, explain what needs to happen, provide clear timeline and cost.

Same-day estimates available. Measure your roof, check complexity, discuss options, answer warranty and financing questions. Clear information, no pressure.

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Leading exterior home remodeling experts serving Ohio and Michigan with quality craftsmanship since [Year].Leading exterior home remodeling experts serving Ohio and Michigan with quality craftsmanship since [Year].