Home / Roof Systems / Modified Bitumen Commercial Roofing
Send roof records, repair notes, leak locations, and access instructions. We will inspect the cap sheet, laps, flashings, and layers, then define the repair boundary or system-level option supported by the findings.
We look for missing granules, exposed reinforcement, open laps, punctures, blisters, ridges, and patches that have separated. The pattern matters. A narrow split at a drain differs from broad surface fatigue across a roof section. We map defects in relation to foot traffic, equipment, curbs, and edges. If a blister is present, we check whether it is bonded and whether moisture or trapped air is involved before opening it.
Water can enter at a lap and travel through the plies before appearing inside. We compare interior staining with the slope and likely path, then inspect the cap sheet and flashing in that zone. Test cuts help identify the number and condition of layers, deck type, and moisture when that information changes the repair choice. Each opening is documented and closed after the assembly is verified.
Modified bitumen combines asphalt with modifiers in a reinforced sheet. SBS and APP products differ in formulation and installation method, so we identify the actual material and system records before specifying work. Laps depend on the specified method, surface preparation, and bond. A seam may loosen if water enters below it or if repeated movement stresses a transition. We check the cap and underlying ply instead of sealing only the visible edge.
Winter movement can expose a weak termination where the roof meets a curb, parapet, or drain. Nearby Detroit normals show snowfall during the cold months and a broad annual temperature range. Those data support seasonal planning, while the building’s actual membrane and field condition determine the repair. We inspect for splits, displaced metal, ponding, and freeze-thaw damage that can be seen, and note any covered area that requires another visit.
Modified bitumen roofs may have multiple plies over insulation and a deck. We identify the layers and attachment where records or a test cut allow. A recover adds weight and height, so the assembly needs to be dry, stable, and suitable for another layer. We check curb clearance, edge height, drain bowls, and attachment before including that option. If wet insulation or weak deck is present, covering it would conceal the condition rather than correct it.
At a drain, curb, or wall, the cap sheet connects to a flashing detail that must remain watertight. We inspect laps, cant strips where present, metal counterflashing, and the substrate supporting the turn. A patch must reach sound material and match the installed method. If the assembly is part of a roof-wide project, we can compare it with built-up roofing or a single-ply system after the existing layers are documented.
Low areas hold water against laps and can make a small defect harder to isolate. We check roof slope, outlet condition, overflow, scuppers, and water paths near parapets. If the drain is clear but water remains, the deck or insulation may have settled. A membrane patch cannot restore slope. We can include drainage correction with a flashing repair when the inspection ties both conditions to the same route.
The Sterling Heights Mound Industrial Corridor contains industrial and manufacturing activity; the North Van Dyke River District has its own mix of commercial and industrial uses. Those district facts do not reveal roof layers. We note the actual drain and cap-sheet condition at each address and keep repairs tied to that roof map. A recurring low-point issue may justify a broader review through planned maintenance after the immediate correction.
We remove loose surfacing and failed sheet to a firm boundary, prepare the exposed area, and install compatible modified bitumen flashing. The work method follows the system and project conditions, with appropriate controls for heat or open-flame methods when specified. The repair must restore lap continuity and tie into sound material. If insulation below is wet, it is removed and replaced before the roof is closed.
Temperature and moisture affect adhesion and safe application. We plan the opening size to match the work window and close it before leaving the area exposed. The completed repair is checked at laps, corners, penetrations, and the adjoining cap sheet. If deterioration is widespread, a recover or replacement can be compared after deck, insulation, and layer count are verified.
The report should identify cap-sheet wear, lap condition, number of plies where verified, moisture at test cuts, and related drainage findings. Photos and a marked plan locate each repair. We separate a surface defect from a concealed layer issue so the owner can see what is known and what remains to be checked. We also identify which details should be revisited after seasonal exposure and record who will review those findings. For planning, capital records can connect the inspection to future repair decisions.
Send system records, prior repairs, interior leak locations, and roof access rules. We will inspect representative seams and low points, then define whether a localized repair fits. The scope will identify materials, close-in steps, and any condition that requires confirmation before additional layers are installed.
They are different formulations with product-specific accessories and installation methods. We verify the installed material and project specification before selecting a compatible repair.
Only after we check whether it contains moisture, air, or a bond failure and confirm the surrounding sheet is sound. The opening should answer a defined repair question.
A recover needs a stable, dry assembly with adequate attachment and clearance at drains and edges. Test cuts and roof records help establish whether those conditions exist.
Not by itself. We check the exposed sheet, laps, and substrate to see whether reinforcement or underlying plies are affected.
Provide system documents, repair history, roof plan, leak locations, and access requirements. Those details help establish the layer count and prior installation method.
Send roof records, repair notes, leak locations, and access instructions. We will inspect the cap sheet, laps, flashings, and layers, then define the repair boundary or system-level option supported by the findings.
