Flat roofs are a popular choice for many commercial buildings and even some homes in Maryland. But when issues arise, repairing or replacing a flat roof requires a very different approach compared to more common sloped roofing systems. At Chesco Remodeling, we’ve helped hundreds of homeowners and business owners in Anne Arundel County and surrounding areas protect their properties with quality flat roof services.
In this guide, we’ll walk you through common problems with flat roofs, how we repair them, when a full replacement is necessary, and why flat roofing is a specialized service that demands experience and attention to detail.
Common Flat Roof Problems
Changing weather—humidity, freezing temps, and everything in between—puts unique stress on flat roofing systems. Over time, these conditions can lead to issues that, if ignored, may cause serious interior damage or require full roof replacement.
Here are some of the most common flat roof problems people experience:
1. Ponding Water
Flat roofs are designed to be low-slope, not truly flat—but if the pitch is off or drains are clogged, water can pool on the surface. Standing water for an extended period of time can degrade roofing material, encourage algae growth, and eventually cause leaks.
2. Membrane Cracking, Shrinkage, or Blistering
Temperature changes cause roofing materials to expand and contract. Over time, this can lead to cracks, shrinkage at the seams, or bubbles forming under the surface. These weak spots are often where leaks begin.
3. Seam Separation
Flat roofing membranes are often installed in sheets with seams that are sealed together. If those seams start to separate—due to age, poor installation, or thermal movement—it creates an easy entry point for water.
4. Flashing Failures
Flashing is used around roof edges, vents, skylights, HVAC units, and chimneys. When the flashing deteriorates or comes loose, water can seep in behind the membrane and damage insulation or interior ceilings.
5. Moss, Algae, and Debris Buildup
Leaves, branches, and debris can block drains and encourage moss or algae to grow, which retains moisture and speeds up deterioration. Regular roof cleaning can prevent this, but many property owners don’t realize it until problems develop.
If your roof shows signs of any of these issues, don’t wait. A small repair now can prevent costly structural damage down the line.
How Flat Roof Repair and Replacement Differs from Sloped Roofs
Repairing or replacing a flat roof is a very different process compared to working on a traditional pitched roof. While both types of roofs protect your property, the approach, materials, and expertise needed are not the same.
Here’s why:
1. Diagnosis Can Be More Complex
Leaks on flat roofs often travel before they become visible inside. Unlike sloped roofs, where water usually enters directly beneath damaged shingles, flat roof leaks can be tricky to pinpoint and may come from seams, drains, or even flashing details. This means inspections need to be more thorough and often require a trained eye.
2. Repairs Require Specialized Materials and Techniques
Flat roofs typically use membranes like EPDM, TPO, or modified bitumen, which require heat-welding, adhesive bonding, or cold-applied sealants. These materials behave differently than asphalt shingles and demand specific tools and skills. Using the wrong repair method can cause more harm than good.
3. Water Management Must Be Re-Engineered, Not Just Patched
On a sloped roof, gravity naturally helps with drainage. On a flat roof, repairs often involve adjusting or improving the drainage system, like re-pitching the roof or clearing and reinforcing internal drains or scuppers. If this step is skipped, problems will return quickly—no matter how good the patch is.
4. Flat Roof Replacements Take a Different Approach
Replacing a flat roof typically involves:
- Full membrane removal or resurfacing
- Reinstalling new insulation layers
- Sealing edges and penetrations with precision In contrast, sloped roof replacements often focus on shingle removal and underlayment replacement, which is generally more straightforward.
While you might “know a guy” who does roofs, their expertise may be limited when it comes to flat roofs. Make sure to hire a roofing company that is experienced and knowledgeable in repairing and replacing flat roofs.
Flat Roof Replacement Options
When a flat roof is beyond repair—or it’s simply more cost-effective to replace it— there are a variety of modern roofing systems to choose from. Each option has its own advantages and use cases. The right roofing materials will be based on your building, usage, and budget.
EPDM (Ethylene Propylene Diene Monomer)
- Often called “rubber roofing”
- Flexible, weather-resistant, and ideal for low-slope applications
- Great for residential flat roofs and small commercial buildings
- Typically black, but available in white for added reflectivity
- 20–25 year lifespan with proper maintenance
TPO (Thermoplastic Polyolefin)
- A single-ply white membrane that reflects heat and reduces cooling costs
- Heat-welded seams offer strong waterproofing
- Popular for large commercial and industrial buildings
- Resistant to UV, ozone, and chemical exposure
- Durable and energy-efficient with a 20–30 year lifespan
Modified Bitumen
- Asphalt-based multi-ply system reinforced with fiberglass or polyester
- Can be torch-applied, self-adhered, or cold-applied
- Excellent for buildings with high foot traffic or mechanical equipment
- Offers strong protection against water, weather, and impacts
- Proven durability with a 20+ year lifespan
Built-Up Roofing (BUR)
- Traditional flat roofing system made of alternating layers of bitumen and reinforcing fabrics
- Finished with gravel or reflective coating
- Excellent insulation and waterproofing, but heavier than other systems
- Long-lasting and ideal for large commercial applications
A trusted roofing company can help you know your current roofing systems, and if needing to replaced, the best option to replace it.
Get a Flat Roof Inspection or Estimate Today
Whether you own a commercial building or a home with a flat roof, Chesco Remodeling is your trusted local partner for roofing services. We’re licensed, insured, and known for our honest assessments and quality craftsmanship.
Need a flat roof repair or considering a full replacement? Contact us today for a free estimate or inspection and let our experienced team help you protect your investment.
Additional Flat Roof Repair Services by Chesco Remodeling
At Chesco Remodeling, we specialize in identifying and repairing all types of flat roof systems, including EPDM (rubber), TPO, modified bitumen, and built-up roofing. We’ve worked on everything from single-family homes to commercial buildings across Pasadena, Glen Burnie, and the surrounding Anne Arundel County area.
Here’s what our flat roof repair services include:
✔ Thorough Roof Inspection
We don’t just look for visible damage—we trace the problem to its source. Our inspection includes checking for hidden leaks, structural weakness, membrane condition, and drainage effectiveness.
✔ Leak Detection and Sealing
Whether the issue is a small puncture, seam separation, or flashing gap, we use specialized tools and materials to seal the leak for good. For membranes like TPO or EPDM, this may involve heat welding, patching, or adhesive application.
✔ Seam and Flashing Repairs
We reseal or replace compromised seams and flashing to restore the roof’s waterproof barrier. Proper flashing installation is key to long-term performance.
✔ Drainage Corrections
We clear clogged drains and may recommend adding or repositioning scuppers or internal drains to stop water from pooling. In some cases, we can re-pitch small sections to improve flow.
✔ Roof Coatings
For aging flat roofs that still have life left in them, we can apply an elastomeric or reflective coating to extend their lifespan, improve UV resistance, and boost energy efficiency. This is a popular option for commercial flat roofs.
Our repair work is done right the first time—backed by our warranty and decades of experience.