What is torch on roofing? This is a great question considering how common this type of roofing installation is for commercial and even residential properties. In a nutshell, torch on roofing is suitable for flat or low-slope roofs; and, as you may expect it is named for the process in which it is installed. The method of application of torch on roofing involves laying roofing materials and then torching the material so it essentially melts and seals your roof. Torch-on roofs provide a secure and waterproof barrier to inclement weather that is durable, flexible, and provide excellent insulation. So, what are some of the characteristics and costs of torch-on roofing?
There are two basic types of torch on roofing: double-layer triple-layer torch-on systems. As you may have guessed, a two layer torch-on roof features two layers: the base and the torch on layer. On the other hand, three-layer roofs have a base and two torch-on layers – one smooth and one granular. On average, triple-layer roofs last about 20-30% longer than double-layer systems.
A well maintained triple-layer roof will last more than 20 years, whereas a double-layer roof might last 15 or more years. Choosing between these systems will ultimately depend on your budget and your climate. Where triple-layer roofs provide better leak protection in harsh weather, they are more expensive.
The installation process of torch-on roofing requires specialised skills, knowledge, and equipment. Since high heat is applied to the roof via an actual torch, the installation process can also be quite dangerous – certainly it’s not something that’s left to novice hands. As mentioned, these roofs are highly durable and resist even the harshest weather for many years, so they can be somewhat expensive.
On average the cost for torch-on roofing systems can vary per square foot. The variability in costs depends on a number of factors including the quality of the materials used, seasonal price fluctuations, and even the expertise of the roofing professional. More expensive roofs tend to feature thicker materials, better quality underlay, improved resistance to weather, and better durability.
Obviously, roofing replacement and repair can be expensive no matter what type of materials you are using. There are certainly lower cost alternatives to torch-on roofing, but this type of roofing application has become a mainstay of commercial roofing and residential roofing because torch-on roofing is effective and durable.
If you want to save on your roofing costs, it is not recommended that you compromise the quality of your roof. Instead, seek out roofing professional during their slow season (usually late winter or early spring) – low demand motivates roofers to offer their services at discounted rates.
Pro tip: Regular maintenance of your current roof will allow you to keep your roof in optimal condition but also to schedule repairs or replacements based on roofer demand.
When it comes to flat roofing or low-slope commercial roofing in Vancouver, property managers and building owners face an important decision: TPO or EPDM? Both single-ply membrane systems dominate the commercial roofing market, but choosing the wrong one for your property can lead to premature failures, unnecessary maintenance costs, and headaches down the road.
Understanding the strengths and limitations of each system in Vancouver's unique climate is essential for making an informed investment that protects your property for decades to come.
Thermoplastic Polyolefin (TPO) has become increasingly popular in commercial roofing over the past two decades. This single-ply roofing membrane is typically white or light gray, offering excellent reflective properties that can help reduce cooling costs during Vancouver's warmer months.
TPO membranes are heat-welded at the seams, creating a watertight bond that's often stronger than the membrane itself. This installation method provides superior resistance to leaks compared to adhesive-based systems. Most TPO roofs come in thicknesses ranging from 45 to 80 mils, with thicker membranes offering enhanced durability and puncture resistance.
Ethylene Propylene Diene Monomer (EPDM), often called "rubber roofing," has been a trusted commercial roofing solution for over 50 years. This black or white synthetic rubber membrane is known for its proven track record and straightforward installation process.
EPDM roofs are typically installed using adhesives or mechanical fasteners, with seams sealed using tape or liquid adhesives. Available in large sheets (up to 50 feet wide), EPDM minimizes the number of seams on your roof, reducing potential leak points. Standard EPDM membranes range from 45 to 90 mils in thickness.
Vancouver's coastal climate presents unique challenges for commercial roofing systems. With over 160 days of rain annually, frequent temperature fluctuations, and occasional freeze-thaw cycles, your roofing choice must withstand diverse weather conditions.
TPO in Vancouver Weather: TPO's reflective surface can be advantageous during sunny periods, helping reduce heat absorption. However, Vancouver's moderate temperatures mean energy savings may be less dramatic than in hotter climates. TPO performs well in wet conditions and maintains flexibility in cooler temperatures, though quality matters significantly. Premium TPO formulations handle Vancouver's climate changes more effectively than budget options.
EPDM in Vancouver Weather: EPDM has a long-established performance record in Pacific Northwest conditions. Its rubber composition remains flexible even in cold weather, making it ideal for Vancouver's winter temperatures. Black EPDM absorbs heat, which can help with snow melt and ice prevention, though Vancouver's minimal snowfall makes this less critical. EPDM's resistance to standing water is particularly valuable given our frequent rainfall.
Budget is always a factor in commercial roofing decisions, and both systems offer different value propositions.
Initial Installation Costs: EPDM typically costs less upfront, ranging from $4 to $8 per square foot installed. TPO generally runs $5 to $10 per square foot, though prices vary based on membrane thickness, installation method, and project complexity. For a typical 10,000 square foot commercial roof in Vancouver, expect to invest $40,000 to $80,000 for EPDM versus $50,000 to $100,000 for TPO.
Long-Term Value: While EPDM costs less initially, TPO's energy efficiency may offset the difference over time. However, in Vancouver's temperate climate, energy savings are modest compared to hot southern regions. Both systems typically last 20 to 30 years with proper maintenance, making lifespan a relatively equal consideration.
Maintenance and Repair Costs: EPDM repairs are generally straightforward and cost-effective, with patches and seam repairs easily performed by most commercial roofing contractors. TPO repairs require heat-welding equipment and specialized training, potentially increasing service costs. However, TPO's welded seams tend to require fewer repairs over time.
Both roofing systems can provide decades of reliable service, but their durability characteristics differ.
TPO Durability: Modern TPO formulations have significantly improved since early versions that experienced premature failures. Quality TPO membranes resist punctures, tears, and chemical exposure well. The heat-welded seams are exceptionally strong and rarely fail. However, TPO is more susceptible to shrinkage over time, which can stress seams and fasteners. Choosing established manufacturers with proven track records is crucial for Vancouver properties.
EPDM Durability: EPDM's five-decade track record speaks for itself. The material is highly resistant to ozone, UV radiation, and extreme temperature fluctuations. EPDM doesn't shrink significantly and maintains its flexibility throughout its lifespan. The primary vulnerability lies in the seams, which rely on adhesives that can degrade over time, especially in wet climates. Regular seam inspections are essential for Vancouver EPDM roofs.
The installation process affects both the initial disruption to your business and long-term roof performance.
TPO Installation: Requires specialized equipment and training for proper heat welding. Weather conditions during installation are critical, as moisture can compromise seam quality. Vancouver's frequent rain can extend installation timelines. However, once installed, the welded seams provide excellent long-term performance. Installation typically takes 3 to 7 days for average commercial buildings, depending on complexity and weather.
EPDM Installation: Generally faster and less weather-dependent than TPO. Contractors can install EPDM in cooler temperatures and during brief weather windows between rain. The simpler installation process often means lower labor costs and less disruption to building operations. Installation typically takes 2 to 5 days for comparable projects.
Vancouver building owners increasingly prioritize sustainability and operating cost reduction.
TPO Energy Performance: White TPO membranes reflect up to 87% of solar radiation, earning Energy Star ratings and potentially qualifying for utility rebates. In Vancouver's climate, cooling cost savings are modest but measurable during summer months. TPO can contribute to LEED certification points if sustainability is a priority for your property.
EPDM Energy Performance: Traditional black EPDM absorbs heat rather than reflecting it, providing minimal energy efficiency benefits. White EPDM options are available and offer improved reflectivity, though not quite matching TPO's performance. The heat absorption of black EPDM can be beneficial in Vancouver's cooler months, potentially reducing heating costs slightly.
Proactive maintenance extends the life of any commercial roof and prevents costly emergency repairs.
TPO Maintenance: Regular inspections should focus on seam integrity, penetration flashings, and membrane surface condition. Clean the roof surface annually to remove debris and maintain reflectivity. Address any punctures or damage immediately to prevent water infiltration. Professional inspections every 1 to 2 years are recommended, with more frequent checks after severe weather events.
EPDM Maintenance: Prioritize seam inspections, as adhesive breakdown is the most common failure point. Keep the roof surface clean and clear of standing water, which can accelerate seam deterioration. Inspect and maintain penetration flashings regularly. Consider seam re-taping or resealing every 10 to 15 years as preventive maintenance. Annual professional inspections help catch small issues before they become major problems.
The choice between TPO and EPDM depends on your specific property needs, budget, and priorities.
Choose TPO if you:
Choose EPDM if you:
Both TPO and EPDM can serve Vancouver commercial properties well for decades. The "right" choice depends less on which system is objectively better and more on which aligns with your property's specific needs, your maintenance capabilities, and your budget constraints.
Before making your final decision, obtain multiple quotes from reputable Vancouver commercial roofing contractors experienced with both systems. Ask for local references, review warranty terms carefully, and discuss the contractor's experience with Pacific Northwest weather conditions. A quality installation by an experienced contractor matters more than the membrane type alone.
Consider scheduling roof inspections with different contractors to get professional opinions on which system best suits your building's configuration, drainage characteristics, and existing conditions. The investment in expert consultation now can save thousands in premature replacement costs later.
Your commercial roof is one of your property's most critical protective elements. Whether you choose TPO or EPDM, investing in quality materials, professional installation, and regular maintenance will ensure decades of reliable performance protecting your Vancouver property from the elements.
Ready to discuss your specific roofing needs? Consult with experienced commercial roofing professionals who can assess your building, explain your options in detail, and provide transparent pricing for both systems. The right roofing decision starts with the right information and trusted local expertise.
