TPO single-ply
Discuss membrane thickness, welded seams, insulation and attachment. Include protection where other trades regularly access rooftop equipment.
Perkins Roofing · Flat & Low-Slope Roofing
A low-slope roof. A complete water plan.
Flat roofing starts with what happens after the rain.
For homes, condos and commercial buildings, the membrane is one part of the decision. Look at drainage, the assembly beneath it and every edge and opening before choosing a repair, restoration or replacement.
Discuss your flat roof Explore the roof decisions
1980Perkins Roofing founded
6 countiesSouth Florida service area
Miami + JupiterTalk to your local office
Meet the Perkins team ↗Understand the work
Follow the water. Understand the roof.
Explore four decisions behind a low-slope roofing scope. The right combination depends on the existing building and the proposed approved system.
Drainage
Give water a route off the roof.
A “flat” roof still needs drainage. Review the slope, low areas, drains, scuppers and overflow provisions together. A new surface alone cannot correct the geometry underneath.
- Locate primary drains and overflow routes.
- Record standing water and blocked drainage after rain.
- Review tapered insulation or other corrections when appropriate.
What to clarifyA drainage scope that addresses the cause of persistent ponding.
Assembly
Know what supports the surface.
Structural deck, insulation, cover board where specified and attachment all matter. Existing moisture or deck deterioration can change the scope before a new membrane is installed.
- Identify concrete, steel or wood deck and its condition.
- Clarify insulation, cover board and attachment requirements.
- Document how concealed repairs will be authorized and priced.
What to clarifyAn assembly specification, with repair allowances made clear.
Membrane
Compare the complete systems.
TPO is a thermoplastic single-ply membrane with heat-welded seams. Modified bitumen uses reinforced polymer-modified asphalt sheets in a specified assembly. Choose by the building, details and installation conditions.
- Name the membrane, thickness and approved assembly.
- Compare seams, plies and installation method.
- Account for equipment access, traffic and occupied spaces.
What to clarifyA system choice grounded in the property rather than surface color.
Details
Make the interruptions part of the scope.
Parapets, curbs, pipes, drains and edge metal interrupt the field of the roof. Their transitions deserve explicit details, followed by a practical maintenance and access plan.
- Identify flashing and termination work at every opening.
- Coordinate rooftop equipment and service walkways.
- Keep inspection records and drainage maintenance instructions.
What to clarifyA clear list of detail work and responsibilities after completion.
Compare your options
The system must fit the building.
Compare TPO, modified bitumen and restoration as complete proposals. A photograph of the finished surface cannot tell you what is beneath it.
Modified bitumen
Compare the specified base and cap sheets, surfacing and installation method. Adhered and heat-applied options have different site and occupancy considerations.
Restoration
An existing roof may be a coating candidate after condition, moisture, adhesion and drainage review. Widespread failure or unsuitable underlying materials may require replacement instead.
Reflective surfaces
Reflective roofs can reduce solar heat gain. Actual energy effects depend on insulation, climate, building use and cooling equipment; surface color alone is not a savings estimate.
Wind and coastal exposure
Ask which product approval and attachment design apply to the address, including applicable High Velocity Hurricane Zone requirements. Review edge metal, fasteners and corrosion compatibility.
Permits and existing conditions
Repair, recover and replacement are different scopes. Bring roof permit history so the team and building department can establish applicable requirements, including how partial work is treated.
Keep this beside the proposal
Same roof.
Same scope?
Before choosing a proposal, make the inclusions, assumptions and exclusions visible. Bring the address, photographs from a safe location, available records and the questions that matter to you.
Discuss your flat roof- Existing roofApproximate age, known layers, leak history, prior repairs and any moisture investigation.
- DrainagePhotographs of ponding from a safe location, drain cleaning records and overflow concerns.
- Full assemblyMembrane, insulation, attachment, flashings, edge metal and included drainage work.
- Building useOccupancy, equipment servicing, access hours and protection requirements.
- CloseoutPermit status, inspection records, care instructions and written warranty terms.
Practical answers
Before you
choose a scope.
Condition, specifications and project requirements come before a final recommendation.
Explore roof advice ↗What is the difference between TPO and modified bitumen?
TPO is a thermoplastic sheet with heat-welded seams. Modified bitumen uses reinforced asphalt sheets modified with polymers, installed as a specified assembly. Compare the full roof specification, installation method, existing deck and detail requirements before choosing.
Is standing water a reason to replace the roof?
It is a reason to investigate drainage. Blocked outlets, insufficient slope or underlying movement may need different remedies. An assessment should separate drain maintenance, localized correction and broader roof work.
Can a flat roof be restored instead of replaced?
Possibly. The existing assembly must be suitable for the proposed coating system. Review moisture, attachment, surface condition, adhesion and drainage first, and include any necessary repairs in the proposal.
How long will a new flat roof last?
Service life depends on the assembly, installation, exposure, drainage and care. Ask for the proposed manufacturer and workmanship terms in writing, including exclusions and maintenance obligations. A general life estimate is not a warranty.
Does a white roof lower cooling costs?
A reflective surface can reduce absorbed solar heat. The effect on a particular building depends on insulation, climate, occupancy and cooling equipment. Request project-specific analysis if savings are important to the decision.
Where should an investigation look for leaks?
Investigate the reported interior symptom and the roof above it, including membrane damage, seams, parapets, curbs, drains and penetrations. Water can travel within an assembly, so the interior stain alone does not identify the entry point.
Does local code change the scope?
Yes. The address, proposed system, existing roof history and type of work affect the requirements. Confirm applicable product approvals, wind design, energy provisions and permits with the responsible building department and project team.
Does the 25 percent rule automatically require a full replacement?
Do not decide from the percentage alone. Existing roof permit history, the applicable code and statutory exceptions, and the work proposed need review. Bring records to the assessment and confirm the determination with the building department before pricing the final scope.
Your next step
Bring your roof.
And your questions.
Speak with Miami or Jupiter about the property, what you have noticed and what you want to compare.
Discuss your flat roofAssessment, scope, price, schedule and any warranty terms are confirmed for the specific project.
Miami office
305-642-7663 — call the Miami officeMonroe · Miami-Dade · Broward
Jupiter office
561-559-7663 — call the Jupiter officePalm Beach · Martin · St. Lucie