Flat roofs fail at the details. So that’s where we work.
Seams, flashings, drains and penetrations — the four places every flat roof leaks. TPO and modified bitumen systems installed for Florida rain.
Waterproofing, not just covering
A flat roof isn’t actually flat — it needs pitch, drainage and sealed transitions. Most of the flat-roof leaks we repair trace back to one of those three being skipped.
TPO single-ply
Heat-welded seams instead of adhesive. Reflective white surface that drops attic and interior temperatures.
Modified bitumen
Torch and self-adhered multi-ply for roofs that need redundancy and puncture resistance.
Drainage correction
Tapered insulation and drain work so water leaves the roof instead of ponding on it.
Flashing & penetrations
Every vent, curb, skylight and wall transition detailed and sealed properly.
Ponding water is a warning, not a quirk
Standing water 48 hours after rain means the roof isn’t draining. Left alone it breaks down the membrane, adds structural load and eventually finds a seam.
We’ll get on the roof, find where the water is sitting and why, and give you an honest read on whether it’s a repair or a system replacement.
Flat roof service, straight answers
Leak tracing
We find the actual entry point, which is often nowhere near the stain on your ceiling.
Repair when repair works
A sound membrane with a bad seam is a repair, not a replacement. We’ll say so.
Energy performance
Reflective TPO measurably reduces cooling costs on Florida commercial buildings.
Warranty-backed
Manufacturer and workmanship warranties documented and handed to you.
Flat roofs do not leak in the middle
They leak at seams, terminations, penetrations and drains — four places, every time. A low-slope roof is not a surface, it is a set of details, and the details are what you are paying for.
Seams
Where two sheets of membrane meet. On TPO they are hot-air welded, and a weld that was run too cool, too fast or over a dirty surface will hold for a couple of years and then open. We probe seams with a hook on every inspection because a seam either holds or it does not.
Terminations
Where the membrane stops — at walls, parapets, curbs and edges. Termination bar, counterflashing and sealant have to be detailed properly and maintained. This is the most common failure we find on roofs installed by the lowest bidder.
Penetrations
Every pipe, conduit, drain, skylight, hatch and HVAC curb is a hole in a waterproof surface with a boot or flashing over it. On a commercial roof there can be dozens. Each one is a potential leak and each one needs looking at.
Drainage
Low-slope does not mean no slope. Water has to leave. Blocked drains, undersized scuppers, crushed insulation and settled decking create ponding, and standing water finds every marginal detail on the roof and exploits it.
Mechanical damage
Foot traffic from HVAC service, dropped tools, stored equipment and wind-driven debris. Walkway pads where people actually walk cost very little and prevent a great deal.
UV and thermal cycling
Membranes expand and contract daily. Over years that movement works at every fastener, seam and termination. It is why a low-slope roof needs periodic inspection in a way a steep-slope roof does not.
The systems we install, and when each makes sense
There is no universally best low-slope system. There is a right one for your deck, your budget and what is sitting on your roof.
TPO — the default for most Florida commercial work
A single-ply thermoplastic membrane, heat-welded at the seams, typically white. The reflectivity is the point in this climate: a white TPO roof runs dramatically cooler than a dark one, which reduces cooling load and slows the ageing of everything underneath it. Mechanically attached or fully adhered depending on the deck and the wind uplift requirement. Expect 20 to 25 years from a properly installed system. See TPO commercial roofing.
Modified bitumen — where durability beats everything
A reinforced asphalt membrane in two or more plies, torch, mop or self-adhered. Tougher underfoot than single-ply, which makes it a sensible choice for roofs with heavy service traffic or a lot of rooftop equipment. Heavier, and more layers means more labour.
Standing seam metal on low slope
Some standing seam profiles are rated down to very low pitches and are worth considering on a residential addition or lanai where appearance matters and the run is simple. Very long service life. See standing seam metal.
Coatings — useful, and frequently oversold
A silicone or acrylic coating over a sound existing membrane can add years of life and is genuinely cost-effective at the right moment. Over a wet, delaminated or seam-failed roof it is money set on fire, because it seals moisture in rather than out. We will core-sample before recommending one, and we will tell you if the answer is no.
What we will not do
Install a new membrane over saturated insulation. If the substrate is wet it has to come out, and any bid that skips that step is cheaper for exactly that reason.
What flat roofing costs on the Treasure Coast
Priced by square foot of roof area, driven by insulation thickness and penetration count more than by size.
TPO, fully installed — roughly $7.00 to $14.00 per square foot
Includes tear-off, new insulation to the required R-value, membrane, and all flashing and termination detail. The range reflects insulation thickness, attachment method and how cut-up the roof is.
Modified bitumen — roughly $8.00 to $15.00 per square foot
Two-ply systems, priced higher for the additional material and labour. Worth it on high-traffic roofs.
Recover over existing — roughly $5.00 to $9.00 per square foot
Where code and condition allow a recover rather than a tear-off. Florida limits you to a single recover, and it requires the existing system to be dry and sound — which we verify by coring, not by looking.
Coating systems — roughly $2.50 to $6.00 per square foot
Silicone or acrylic over a prepared, sound substrate. The cheapest option that is ever actually appropriate, and only appropriate sometimes.
Repairs — roughly $500 to $3,500
Seam repair, flashing rebuild, drain retrofit, penetration work. See commercial roof repair.
What moves the number
Insulation thickness and R-value, number of rooftop units and penetrations, parapet and curb detail, deck type, roof access, and whether the building has to stay operational during the work — phased work costs more and is often worth every penny.
Keeping tenants open while we work
On a commercial building the roof is rarely the most disruptive part of a reroof. The logistics are.
Phased by section
We tear off only what we can dry in the same day. Nothing sits open overnight, and no section is exposed to an afternoon storm.
Access planned in advance
Crane or conveyor placement, dumpster siting, material staging and crew parking agreed with you before day one, not negotiated in the car park on the morning.
Rooftop equipment coordinated
HVAC units, condensers, exhaust fans and antennae need lifting, flashing and resetting. We coordinate with your mechanical contractor so nothing is left disconnected longer than necessary.
Tenant notice
Written schedule you can distribute, so your tenants hear about the noise from you rather than from the noise.
Out-of-hours where it matters
For restaurants, medical suites and retail we will work around trading hours where the scope allows it. It costs more and it is frequently cheaper than the lost revenue.
Documented for your asset file
Photo set, warranty documentation, product approvals and permit close-out, handed over as a package your property manager can actually file.
Flat & low-slope roofing FAQs
How long does a flat roof last in Florida?
A properly installed TPO system typically gives 20 to 25 years here; modified bitumen similar. Our UV load and thermal cycling are harder on membranes than most of the country, so installation quality and periodic maintenance move that number more than the material choice does.
Can you just coat my existing flat roof?
Sometimes, and it is a good option when the substrate is genuinely dry and the seams are sound. We core-sample first to check for trapped moisture. Coating a wet roof seals the water in and accelerates the failure, so if the cores come back wet we will tell you no.
Why is water standing on my roof?
Either the drainage was never adequate, the drains are blocked, or the insulation and deck have settled to create a low spot. Ponding that persists more than 48 hours after rain is a problem worth fixing - it finds every weak detail and voids many manufacturer warranties.
Do I have to tear off, or can I go over the top?
Florida allows a single recover over an existing system where the existing system is dry and structurally sound. If there has already been a recover, or if the insulation is saturated, it has to come off. We verify by coring rather than assuming.
Is white TPO really worth it in Florida?
Yes. Reflective membrane meaningfully reduces rooftop surface temperature, which lowers cooling load and slows the thermal ageing of the whole assembly. In this climate it is one of the easier decisions on the roof.
Can you work while my business stays open?
Yes. We phase the work by section, dry in everything we open on the same day, and can work around trading hours where the scope allows. Tell us your constraints before we quote and we will price it properly.
Do you handle low-slope sections on a house?
Often, yes - lanais, additions, carports and porch roofs are low-slope even when the main house is not. They are also where a lot of residential leaks originate, because they get detailed as an afterthought.
What warranty comes with it?
A manufacturer system warranty on the membrane, the length of which depends on the system and the thickness specified, plus our own workmanship warranty in writing.
Do you offer maintenance agreements?
Yes. Scheduled inspections, drain clearing, seam and termination checks and minor repairs on a planned basis. On a commercial roof this is the single highest-return maintenance spend there is, because low-slope failures are cheap early and expensive late.
How fast can you respond to a commercial leak?
We prioritise active water on managed buildings and tarp first, diagnose second. See commercial roof repair.
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