Flat and Low-Slope Roof Repair in McKinney
Most flat roof repairs: $300 to $1,100
Flat roofs are not truly flat. They are low-slope, a quarter inch per foot or so, and they keep water out with a continuous membrane instead of overlapping shingles. Most of the ones on houses here are porches, patio covers, garages, additions and the flat sections between two pitched roofs. Shingles do not work on those slopes, so the roof has to be a membrane, and the membrane has to be sealed at every seam and edge.
Roof types we repair
- Modified bitumen: rolled asphalt sheets, torched or self-adhered. Common on porches and additions. Fails at the laps and blisters in the heat.
- TPO: white single-ply membrane with heat-welded seams. Common on newer additions and light commercial. Fails at seams and where it was cut around penetrations.
- EPDM: black rubber membrane with glued or taped seams. Shrinks and pulls away at the edges as it ages.
- Built-up and gravel roofs: layers of felt and asphalt on older buildings. Cracks and leaks where the gravel has washed off.
- Roll roofing: cheap mineral-surfaced sheet on sheds and porches. Usually past repair when it leaks.
What fails
- Seams that have opened, from heat cycling or a bad weld.
- Ponding water low spots that stay wet for days.
- Blisters and splits in the membrane.
- Flashing at the wall tie-in, the parapet or the edge metal.
- Drains and scuppers clogged with leaves.
- Penetrations for vents, conduit and AC lines sealed with caulk only.
How the repair runs
The roofer finds the wet area with a probe or by cutting a small test, then repairs the membrane with the same material: heat-welded TPO patches, torched or adhered mod bit, EPDM patches with primer and tape. Wet insulation under the membrane gets cut out and replaced. Ponding gets solved with a tapered section or a drain. Edges and wall tie-ins are re-flashed.
What it costs
Most flat roof repairs run $300 to $1,100. A small seam patch is the low end. A section of wet insulation, a new drain, or re-flashing a long wall tie-in is the high end. Replacement is priced by the square foot after the roof is measured.
A photo of the ponding or the split helps. Call (469) 457-4804 for flat roof repair in McKinney and across Collin County.