A roof system planned around the building and the rain.
Paragon Roofing BC provides flat roof installation, replacement and repair in Vancouver. We assess the membrane, roof structure and drainage together so the proposed work addresses how the whole roof performs.
For homes, commercial buildings and strata properties. Call to discuss access and current availability.
The connection between a flat roof, adjoining slopes and edge flashing is part of the roof system.
START WITH YOUR PROPERTY
Tell us about the roof
Share your Vancouver location, building type, roof material if known and what you need help with. For a leak, tell us when it appears and whether previous repairs have been made. Photos taken safely from inside or at ground level can help. Please keep off the roof.
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CHOOSE THE COMPLETE ASSEMBLY
Which flat roof system suits the building?
Flat roofs are usually low slope roofs designed to direct water toward outlets. SBS modified bitumen, TPO and EPDM are different membrane systems. The right choice depends on the deck, attachment, insulation, roof use and the details around edges and openings.
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System
How the membrane works
What to discuss
SBS modified bitumen
A reinforced asphalt membrane assembly, commonly using a base and cap sheet. Torch applied cap sheets are heat welded; other attachment methods depend on the specified system.
Deck preparation, suitable base sheet, cap sheet finish, transitions and the installation method appropriate for the site.
TPO
A single ply thermoplastic membrane with hot air welded seams. Attachment and insulation form part of the assembly.
An SBS proposal should name both. IKO Fast N Stick is a mechanically fastened base with self adhering laps. Torchflex TP250 is a heat welded cap with protective granules. The specified assembly must suit the deck, insulation and detailing. These product examples explain the layers; the written proposal identifies the products for your roof.
A membrane area needs a planned transition where it meets steeper roofing.Flashing needs to direct water onto the roof surface without leaving an exposed junction.A granular cap sheet protects the surface of an appropriate SBS roof assembly.
ASSESS BEFORE COVERING
Can the flat roof be repaired?
A localized leak may be repairable when the surrounding membrane and underlying layers remain serviceable. A ceiling stain does not identify the entry point by itself. Water can travel through roof layers before it appears inside.
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Option
When it may be appropriate
What must be checked
Targeted repair
A defined defect at a seam, flashing, penetration or small damaged area.
Membrane compatibility, surrounding condition and whether moisture or damage extends beyond the visible defect.
Recover over an existing roof
The existing assembly is suitable to remain and can support a compatible new system.
Moisture, attachment, existing layers, deck condition, drainage, loading and applicable requirements. A recover is not automatically suitable.
Removal and replacement
Widespread deterioration, trapped moisture, unsuitable layers or recurring problems require access below the membrane.
Removal limits, deck repairs, insulation, vapour control, drainage improvements and temporary protection during the work.
Keep people away from the affected area and call to discuss the leak and current availability. Weather and access determine what can safely be done. Temporary protection and a permanent repair have different purposes; confirm the next step for either approach.
DETAILS THAT HANDLE THE RAIN
Follow the water from the roof to the outlet
Slope and low areas
Persistent standing water needs investigation. Check whether debris, a blocked outlet, the roof shape or movement in the structure is involved. Tapered insulation and crickets may help direct flow where the roof design supports them. They need to work with the complete assembly.
Drains, scuppers and overflow
Outlets must connect properly to the membrane and remain accessible for maintenance. Drainage capacity and overflow provisions are design questions, not a reason to simply add sealant. Review our roof drainage services
when drainage is part of the concern.
Parapets and roof edges
Inspect membrane upstands, metal caps, terminations and transitions to walls. Wind driven rain can expose weaknesses at these junctions. Metal flashing and the membrane need compatible details that accommodate their different movement.
Curbs and penetrations
Skylights, vents, pipes and equipment interrupt the roof surface. Check their flashing, attachment and clearance from drainage paths. Roofing work and work on mechanical equipment may need separate scopes and coordinated access.
Seams and penetrations should be considered together when assessing the roof surface.Commercial roof planning includes access around equipment and the route water takes to outlets.Upstands and penetrations require compatible flashing details, not only a surface patch.
FROM ASSESSMENT TO CLOSEOUT
What should a flat roofing project include?
Understand the existing roof
Review leak history, earlier work, roof access and visible condition. Identify the existing membrane and what is known about the layers beneath it. Explain any further investigation needed to define the scope.
Set out the written scope
Identify removal or recover areas, proposed roof products, insulation and drainage details. List exclusions, access needs and how concealed deck damage or additional work will be priced and approved.
Plan the installation sequence
Coordinate weather, deliveries, roof openings, temporary protection and building use. The method must suit the specified system and site conditions. Confirm responsibilities for equipment, adjoining walls and other trades before work starts.
Review completion and care
Confirm completed work, remaining items, cleanup and applicable written warranty terms. Keep the product information, scope and completion records. Plan future inspections and outlet cleaning around the roof and its exposure.
What affects the cost?
Roof area is only one factor. Access, height, existing layers, disposal, wet insulation, deck repairs, drainage changes, parapets and equipment details can materially change the work. Compare estimates against the same scope and ask how allowances and exclusions will be handled.
PLAN AROUND THE BUILDING
Homes, commercial properties and strata roofs
Homes and additions
A low slope addition may connect to shingles, walls or a balcony. Those junctions need attention alongside the membrane. Coordinate access, interior protection and any work affecting adjoining assemblies.
Confirm who can approve the scope and changes, how residents receive notices and where crews and materials can access the property. Keep condition findings and project records available to the council or manager. See Vancouver strata roofing.
Permits and roof use
Roofing alone and structural alterations can have different permit requirements. Confirm requirements for the actual scope before structural work or new openings. A roofing membrane is not automatically a walking surface; roof decks and regular access need a suitable designed assembly.
We serve Vancouver properties and the wider Metro Vancouver area. For a property outside the city, use our regional flat roofing service
to discuss the location and scope.
COMMON QUESTIONS
Flat roofing questions, answered
Who installs and repairs flat roofs in Vancouver?
Paragon Roofing BC provides flat roof installation, replacement and repair in Vancouver. Call 604 358 3436 or send an estimate request with the building type, location and roof concern. The assessment establishes the appropriate scope and roof system.
Which is better for a Vancouver flat roof, SBS, TPO or EPDM?
There is no single best membrane for every building. Compare the deck, attachment, insulation, roof use, drainage and flashing details alongside the membrane. A proposal should identify the complete assembly and explain why it suits the property.
Can a new flat roof be installed over the old one?
Sometimes, but a recover needs a suitable existing assembly. Moisture, deck condition, attachment, roof layers, loading and drainage must be considered. Wet or deteriorated materials may need removal rather than being covered.
Does standing water mean the whole roof needs replacement?
Not necessarily. Blocked outlets or localized drainage issues may be involved. Persistent standing water needs assessment of the roof shape, outlets, membrane and underlying condition before choosing cleaning, drainage work, repair or replacement.
How long will a flat roofing project take?
Timing depends on the roof size, access, weather, removal, concealed damage and the number of details. Occupied buildings may need a phased sequence. Confirm the expected schedule and temporary protection arrangements after the scope is defined.
What should a flat roof estimate include?
Ask for the roof area and work limits, removal or recover plan, named membrane products, insulation and flashing details, drainage work, access arrangements, exclusions, cleanup and written warranty terms. Confirm how additional work will be authorized.
How should a flat roof be maintained?
Arrange inspections appropriate to the roof and exposure, keep drains and scuppers clear through safe professional access, and record leaks or damage. Check seams, flashings and equipment areas. Use repair products compatible with the existing system.
What warranty comes with the work?
Confirm the written terms for the proposed work before accepting the estimate. Product coverage and workmanship coverage are different, and may have conditions or exclusions. Do not assume one warranty term applies to every membrane, repair or building.
Tell us what the building needs and what has changed on the roof. We can discuss the assessment, access and the next step for a repair, replacement or new installation.
