Different types of roofing have different lifespans, and whether you are installing a new roof, or you are planning some maintenance to an old one, it’s important to have an idea of when you may need to plan for replacement. This will help you budget for the expense, and help you decide what repairs and maintenance are necessary as the roof nears the end of its useful life. In this article, we will look at one particular type of flat roof system, the torch down or torch on roof.
A torch down roof is a type of modified bitumen roofing system. Essentially, two materials, modified asphalt (or bitumen) and resin, are combined and melted together to make a tough, waterproof roof. The “torch down” refers to how the roofing material is installed: a roofer heads the material to a very high temperature with a torch, so that the material sticks very strongly to the underroof. This may not seem complicated, but it is important to consider hiring professionals to install your roof, as there is a higher risk of fire if the tools and materials aren’t handled properly. However, this type of roofing is still very cheap compared to other flat roof systems, and a well-done torch down roof is durable and easy to maintain.
It’s important to note that torch down roofs are designed to last, on average, 15-20 years. In good conditions and with good maintenance, they may last 25 or 30 years, but this is the exception, not the rule. You might be suprised by this number and wonder, why would anyone choose a roof that you have to replace so frequently? Well, even with a shorter functional life than other roofing systems, torch down roofs still have their benefits. Let’s look at some of the benefits of a torch down roof:
First, they are one of the most budget-friendly roofing systems available. Even accounting for professional labour fees to install the roof, torch down roofs are comparable to tar-and-gravel roofs in cost. Second, because there is no heavy gravel, stone or tile top layer, they are quite lightweight compared to other roofing materials. Third, torch down roofing is very durable: it isn’t easy to puncture or tear, and is very waterproof if installed properly. Fourth, this roofing is easy to modify and repair, for example if you want to install a skylight in your roof, it’s simple to cut through and reseal the material. Finally, you may not need a longer-lasting roof. You may be planning on selling or replacing the building in ten to twenty years. You may crunch the numbers and conclude that even though they need to be replaced more frequently, torch down roofs still cost less year-over-year than a much more expensive roof with a longer life. There are good reasons to choose a torch down roof, even if you need to replace it sooner.
Essentially, a torch down roof is an inexpensive, tough, weather-resistant roof that is easy to maintain and replace. Even if you need to budget for more frequent replacement, you should still consider this roofing system for your flat roof needs.
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.
