What Commercial Roofing Involves
Low-slope work keeps a large roof field watertight, where water creeps toward a scupper or drain instead of shedding fast down a pitched roofline.
We survey the roof deck, test insulation for trapped moisture, then rebuild the membrane, flashing, and drainage so the assembly performs as one system.
We install assemblies from Carlisle SynTec, GAF EverGuard, Firestone, Johns Manville, and Versico, so parts and warranty paperwork stay available years later.
- TPO membrane arrives in white sheets that reflect summer sun and heat-weld at the seams, which suits large rooftops with heavy cooling loads.
- EPDM is black rubber, forgiving in cold coastal fog and simple to patch, so it still fits older buildings with good drainage.
- PVC membrane resists grease, exhaust, and kitchen chemicals, which is why it works on restaurants and food service buildings.
- Modified bitumen is a self-adhered or torch-applied asphalt sheet, a steady choice for smaller roofs and tighter sections.
- A built-up roof layers roofing felt, bitumen, and gravel, durable but heavy, so we only specify one where the structure carries the load.
- Metal panel, corrugated panel, and standing-seam panel cover mansard slopes, canopy frames, and awning roofs with batten or counterbatten framing.
- Roof coating restores an aging membrane field when the substrate is still sound, adding reflectivity without a full tear-off.
- Insulation and cover board sit under every new membrane, because building code sets a minimum R-value for the finished assembly.
Signs Your Building Needs Roof Work
Water usually speaks first. Most failures we find on East Bay rooftops show up as ponding, seam separation, or flashing that has pulled loose from the parapet wall.
- Ponding water still sitting 48 hours after rain points to a clogged scupper or a settled deck, and standing water shortens membrane life fast.
- Membrane seams that lift let water wick into the insulation, where it stays and rots the roof deck from underneath.
- Blistering, alligatoring, and chalking mean the surface is oxidizing, so seam stress cracks next.
- Flashing pulled away at the parapet, counter-flashing, apron flashing, or boot flashing is the leak path we repair most often.
- Interior staining along column lines or beneath a skylight or dormer usually traces to a rooftop penetration, not plumbing.
- Soft spots over a purlin, joist, truss, or rafter mean the plywood or OSB sheathing is saturated and the substrate needs replacement.
- Granule loss in the gutter and downspout is a pitched-roof warning we watch on shingle, asphalt shingle, architectural shingle, and three-tab shingle.
- On wood shake, cedar shake, slate, clay tile, and concrete tile roofs, cracked or slipped units expose the underlayment and ice-and-water shield beneath.
What Our Process Looks Like Start to Finish
Every job begins with a roof asset survey. Findings reach you in writing, priced line by line, before anyone opens a box of material.
- Roof inspection and survey: we walk the rooftop, photograph membrane, flashing, gutters, and drainage, and log each area in a condition report.
- Moisture testing: a meter plus infrared or flood testing finds saturated insulation before we price the job.
- Specification review: we match the assembly to building code, roof pitch, ventilation, and your tenant schedule.
- Manufacturer specification: the system is written to the warranty terms of the chosen TPO, EPDM, modified bitumen, or built-up roof assembly.
- Tear-off or recover: crews strip the old field with a roofing shovel and pry bar, cut debris into a dumpster, then set the new decking, vapor barrier, and synthetic underlayment or tar paper.
- Installation: membrane goes down in staggered courses, with fasteners, screws, and ring-shank nails set to spec, plus sealant, adhesive, caulk, mastic, and roof cement at every pipe boot, vent boot, pipe flashing, and anchor.
- Safety and staging: scaffold, ladders, and a safety harness every day, with tenant notification coordinated in advance.
- Final walk: we check drainage, compare the finished scope to the roof estimate, and file the NDL warranty paperwork for you.
Tools stay specific: a torch, nail gun, air compressor, roofing square, and ladder ride on the truck for the details that need them.
Pitched details get equal attention, with drip edge at the eave and rake, step flashing in the valley, counter-flashing at sidewalls, and a ridge cap over the ridge vent.
On a hip and gable roofline we also inspect the soffit, fascia, gable verge, soffit vent, and attic fan, because a blocked soffit vent pushes moisture into the field. A snow guard goes on where snow slides, though an ice dam is rare at our elevation.
What This Work Costs in San Ramon
Price tracks square footage, system choice, and how much of the old roof has to come off. A recover over sound insulation costs far less than a full tear-off with new sheathing.
- TPO and EPDM recover work generally lands between $8 and $14 per square foot installed, depending on thickness and attachment method.
- A full tear-off with new insulation, cover board, and a long NDL warranty runs higher, and the range widens with deck repairs.
- Coating restoration on a sound roof is the lowest-cost option and buys time before replacement.
- Drainage fixes, scupper work, and coping or gutter repair are priced separately, because they are small line items with real labor.
- Access matters: a roof that needs scaffold or a ladder climb over a mansard adds labor, not material.
Warranty Terms and Insurance Claims
We write warranty requirements into the specification before the first sheet goes down. Manufacturer NDL coverage on a low-slope assembly typically runs 15 to 30 years, and the length depends on membrane, insulation, and installation method.
- NDL enrollment requires the specified membrane, fasteners, and insulation thickness, so any substitution gets documented or left out.
- Wind and hail damage from winter storms gets photographed, measured, and logged for an insurance claim.
- We assist with insurance claim assistance from adjuster inspection through the supplemental claim and the proof of loss form.
- Waterproofing and weatherproofing details around a chimney, canopy, or overhang are part of the package, not an add-on.
Why Property Managers Around Here Call Us
Contra Costa County sits near 486 feet of elevation with hot, dry summers that bake membrane and drive granule loss on anything pitched.
Winter brings heavy rainstorms, and foggy mornings push coastal moisture into every lap and seam. No tornado has been recorded here, but occasional hail still bruises a flat field, so we walk the roof after storms. We are a licensed and insured roofing contractor and roofer, and we build to the code the county enforces.
Signs You Need Commercial Roofing
Ponding Water 48 Hours After Rain
Water still standing two days after a storm means a clogged scupper, a settled deck, or a pitch problem. Hot dry summers warp a membrane field, and that standing water finds every weak seam.
Membrane Seams Separating
Lifted or open seams let water wick straight into the insulation, where it sits for months and rots the roof deck. Foggy mornings keep that moisture in place instead of drying it out.
Blistering and Alligatoring
A surface that blisters, chalks, or cracks like alligator skin is oxidizing and losing flexibility. When it finally splits, the split lands at a seam.
Flashing Pulled Loose at the Parapet
Counter-flashing that has pulled away from the parapet wall is the leak path we repair most often. Winter rainstorms drive water sideways into that gap.
Ballast Displaced by Wind
Scattered ballast after a wind event leaves the membrane exposed to sun and hail. Occasional hail here bruises the field, and loose ballast lets it happen faster.
Interior Staining at Column Lines
Stains that follow column lines or appear under a skylight usually track back to a rooftop penetration, not plumbing. Ceiling tiles tell you which bay to inspect first.
What's Included
- ✓ Roof asset survey with a written condition report on membrane, flashing, drains, and rooftop equipment.
- ✓ Drainage analysis, including scupper and gutter flow testing after the next rain.
- ✓ Manufacturer specification written to the warranty terms you choose, with NDL enrollment handled for you.
- ✓ Moisture testing of the insulation, plus ASTM flood testing where ponding water is a pattern.
- ✓ Tenant notification coordination so entrances, parking, and HVAC access stay usable during the job.
- ✓ Line-item roof estimate splitting material, labor, deck repair, and debris haul-off.
Related Services
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