CENTRAL VA ROOFING
434-885-0528
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Flat Roof are Popular Because...
They are less expensive than a sloping roof and they also allow for more usable space because building elements can be built into a flat roof system. Also, inspections are easier because there is no danger of falling off the roof like there is with a sloped roof. However on the converse, they also require frequent inspections and repairs because they develop many leaks over their lifespan. In regards to energy efficiency, dark flat roofs are energy inefficient because they reflect back very little of the sun's heat and in consequence the building will absorb the excess heat. In recent years, however technology has improved the heat efficiency of flat roofs with white coatings or membranes now available that will reflect back nearly 4/5 of the sun’s rays (according to studies done by their manufacturers).
Townhome Roof Top Terrace
Residential Flat Roofs have gained a lot of notice the past few years as many builders are working them into new town homes developments calling them roof top patios or terraces. A roof top terrace allows the homeowners living in such close proximity to neighbors more privacy while enjoying the outdoors complete with a panoramic view. However, they are pretty much a $20,000 upgrade (according to the West Broad Village Townhomes in Short Pump VA).
Click here to learn more about Roof Coatings.
Click here to learn more about Roof Coatings.
Basically 4 types of Flat Roof
BUT (Built-Up-Roof)
Manufactured on the roof as built up layers of roofing felt, fiberglass, hot tar (Bitumen) and ending with a gravel top. This type of roof is extremely smelly because of the hot tar so it’s not used on residential homes as the smell makes many people sick. The hot tar is very hazardous to work with so this type of roof should always be done by a professional. This type of roof is fire-resistant because of the gravel, and can last with periodic maintenance 30 years. The average installation costs are $3.50 to $7 per square foot; thus a 4000-square foot office building would be $14,000
Manufactured on the roof as built up layers of roofing felt, fiberglass, hot tar (Bitumen) and ending with a gravel top. This type of roof is extremely smelly because of the hot tar so it’s not used on residential homes as the smell makes many people sick. The hot tar is very hazardous to work with so this type of roof should always be done by a professional. This type of roof is fire-resistant because of the gravel, and can last with periodic maintenance 30 years. The average installation costs are $3.50 to $7 per square foot; thus a 4000-square foot office building would be $14,000
Modified Bitumen can be installed one of two ways:
The long-established one involves using the flame of a large torch to seal the materials (felt and strips of bitumen) to the roof as they are rolled out. This is a very specialized process as well as a hazardous one that should have only experienced qualified people working on it.
The modern method is basically a peel and stick application notable for light colors that reflect heat. The project does require experience installations around vents and other mechanical systems on the roof.
The average installation costs for both types are $3 to $6 per square foot; thus a 4000-square foot office building would be $12,000.
The long-established one involves using the flame of a large torch to seal the materials (felt and strips of bitumen) to the roof as they are rolled out. This is a very specialized process as well as a hazardous one that should have only experienced qualified people working on it.
The modern method is basically a peel and stick application notable for light colors that reflect heat. The project does require experience installations around vents and other mechanical systems on the roof.
The average installation costs for both types are $3 to $6 per square foot; thus a 4000-square foot office building would be $12,000.
Rubber Membrane
Made of natural rubber or EPDM (ethylene propylene diene monomer) rolled carpet like into a flat membrane available in two colors white or black. Both types of membrane material do resist sun damage. The white color is about 30% more expensive due to its heat-reflecting properties which is better for southern climates. Since this is like laying a quilt over a roof, it’s subject to wind damage- even going for a liftoff in high wind. The material has to be mechanically fasten with long screw like anchors, adhesive, or placing a layer of gravel on top to keep the public safe from large flying sheets of rubber. The average installation costs are $4 to $6 per square foot; thus a 4000-square foot office building would be $16,000
Made of natural rubber or EPDM (ethylene propylene diene monomer) rolled carpet like into a flat membrane available in two colors white or black. Both types of membrane material do resist sun damage. The white color is about 30% more expensive due to its heat-reflecting properties which is better for southern climates. Since this is like laying a quilt over a roof, it’s subject to wind damage- even going for a liftoff in high wind. The material has to be mechanically fasten with long screw like anchors, adhesive, or placing a layer of gravel on top to keep the public safe from large flying sheets of rubber. The average installation costs are $4 to $6 per square foot; thus a 4000-square foot office building would be $16,000
Spray Foam Roofing
The SPF is produced when a special sprayer combines 2 liquids as it’s sprayed onto the existing roof substrate. This combination produces an expanding foam that will fill in and seal gaps, seams and cracks in the substrate. The process requires an experienced operator because novice users are apt to leave ridges and valleys in the foam during application. SPF has been used for over 50 years as a roofing and insulating material. Presently there are foam roofs that have been in place for decades, and can be expected to last indefinitely as long as they are maintained.
The Value of Maintenance
Maintenance is the best way to extend the life of your flat roof. Flat roof maintenance is easier to accomplish than on a sloped roof which makes it attractive to property owners to try and effect a repair themselves. However, flat roof maintenance has to happen often as the roof is more likely to collect leaves, dirt, and whatever else the wind blows in. The debris must be swept off after every storm and the gutters cleaned often to avoid any standing water. All these positives can also turn into negatives because if an inexperience person inspects the flat roof to wrought a repair, they may misapply something that will require removal before a good repair can take place. Central Virginia Roofing can repair your problem roof right the first time probably for much less than you think.
Contact us at (434) 885-0528 if you have questions that need answers or just want a price quoted for a new flat roof or repair.
Contact us at (434) 885-0528 if you have questions that need answers or just want a price quoted for a new flat roof or repair.