Ponding water
Standing water on a flat roof past 48 hours is a warning sign. Membrane breakdown accelerates under ponded water.
What we handle
What we fix and how we approach it
Membrane seam failure
Most flat roof leaks happen at seams between sheets of membrane, especially where the original install used cold adhesive instead of heat welding.
Parapet wall transitions
Where the flat roof meets a parapet wall, failed termination bar, cap flashing, or sealant is the most common leak source.
Drain and scupper issues
Clogged drains or backed up scuppers force water to stand and eventually seep through any membrane weakness.
UV embrittlement
After 15 to 25 years, the membrane loses elasticity. Small movement cracks open up and the roof fails progressively.
Our process
From phone call to photo report
Inspection
We walk the membrane, check every seam, document ponding patterns, and photograph the drains and parapet conditions.
Written scope
Repair patch, partial overlay, or full tear off and re install depending on the membrane age and condition.
Material selection
TPO for new install on most commercial buildings. Modified bitumen for budget repairs. PVC for chemical exposure or high heat areas.
Photo report
Before and after photos of seams, drains, and terminations. You keep the record for insurance, warranty, or sale of the property.
Why this matters
What you should know before hiring any roofer
Flat and low slope roofing is its own discipline. The skills that install a tile roof are not the skills that install a TPO membrane. American Roofing Pro keeps senior crew members who specialize in flat work and handle every commercial and residential low slope project across LA. That specialization is why our flat roofs do not leak six months after install.
Most LA flat roofs are modified bitumen (the black asphalt based torch down roofs you see on garages and small commercial buildings) or TPO (the white plastic membrane that is increasingly the default for new commercial installs). Each has a place. Mod bit is cheaper, easier to repair, and forgiving on uneven decks. TPO is reflective, longer lasting, and code preferred for cool roof compliance.
The most common flat roof leak in LA is at the parapet wall. Where the flat membrane turns up the wall and gets covered with cap flashing, the termination bar and the cap flashing have to be sealed correctly. Done with sloppy sealant, the joint fails within 5 years and water tracks down the inside of the wall. Done correctly with proper counter flashing, it lasts as long as the membrane itself.
Drains and scuppers are the second most common failure point. A backed up drain forces water to stand, which accelerates membrane wear and finds any weakness. Annual drain cleaning is part of any maintenance contract we offer, and is the single highest ROI maintenance task on any flat roof.
Owner promise: An owner or senior roofer is the person who inspects your roof and writes your quote. Not a salesperson. Not a subcontractor. The same person who quotes the job is on site when the work happens.
Customer reviews
What Our Customers Say
Related
Other services and resources
FAQ
Frequently asked questions about flat and low slope roofing
How long does a flat roof last in Los Angeles?
Modified bitumen lasts 15 to 20 years. TPO lasts 20 to 25 years. PVC lasts 20 to 30 years. Lifespan is driven more by maintenance than by material choice in the LA climate.
Why does my flat roof have standing water?
Standing water means the deck is not pitched correctly, the drains are clogged, or the membrane has sagged. We document the cause and quote either a re slope using tapered insulation or drain maintenance, depending on the issue.
Can you patch my flat roof instead of replacing it?
Yes if the membrane has at least 5 years of remaining life and the failure is isolated. We patch and provide a workmanship warranty on the patch. If the membrane is past 70 percent of its life, replacement is more cost effective.
What is torch down roofing?
Torch down is a slang term for modified bitumen roofing. The membrane comes in rolls and is heat welded to the deck and at the seams with a propane torch. Done correctly, it is a durable and affordable flat roof option.
Do you do commercial flat roofs?
Yes. Retail strip centers, multifamily buildings, small industrial, and HOA properties across LA. See /services/commercial-roofing/ for details.
Is TPO better than modified bitumen?
Different. TPO is more reflective, lasts longer, and is white instead of black. Mod bit is cheaper, easier to patch, and forgiving on uneven decks. We help you pick the right one during the inspection.
Free in person estimate, no pressure
Get a written quote and a photo report on every estimate. Licensed since 1993. Trusted by 5,500+ Los Angeles homeowners.