Commercial Roofing in Madison, WI

Across Madison, most commercial leaks start at the edges, not in the middle of the roof. We check flashing around rooftop units, pipe boots, parapet caps and drains first, because that is where seams pull loose and sealant dries out. On a flat roof, we cut out wet insulation instead of patching over it. Split EPDM seams, blistered built-up roofs and backed-out fasteners on metal panels all get repaired with materials that match what is already up there.

An inspection tells you how much life the roof has left. We walk the whole surface, probe the seams, confirm that drains and scuppers run clear, and pull a small core where the membrane feels soft underfoot. Inside, we look for stained decking and rust on steel joists. With about 36 inches of snow a year here, we pay close attention to ponding and sag on low-slope sections. You get photos and a plain written summary.

Replacement makes sense once wet insulation spreads across large sections or the membrane has been patched past the point of holding. On older buildings, we often find a second roof laid right over the first. We tear off to bare deck, replace rusted or rotted sections, then add tapered insulation so water runs toward the drains. The new surface goes down as reinforced TPO, fully adhered EPDM, or SBS modified bitumen in a base and cap sheet.

New construction and additions start with the deck and the drainage plan. We fasten polyiso insulation boards in staggered layers so the joints never line up, then lay the membrane with heat-welded or adhered seams, depending on the system. Standing seam metal suits pitched sections and canopies, with concealed clips that let the panels move. Flashing at walls, curbs and penetrations gets the most time. That is where a new roof usually fails first. Call for a free estimate.

We walk the whole roof, not just the spot that leaks. On a flat commercial roof that means seams, pitch pockets, drains, scuppers and the flashing at every curb and parapet wall. Where the membrane looks fine but feels soft underfoot, we take a core, because wet insulation hides under dry surfaces. Plenty of buildings here date from around 1979, and many already carry two roofs stacked on the deck. That changes the whole job.

You get the full scope on paper before anyone orders materials. It names the system (TPO, EPDM, modified bitumen or standing-seam metal), the insulation and cover board, and how every edge and penetration gets flashed. Where cores showed wet insulation, it says how much we plan to replace and how extra deck work is handled if we find more. Nothing important is left as a vague allowance. You know what you're buying.

We tear off only what we can close up the same day. Membrane, wet insulation and old flashing come off in sections, go down a chute into covered dumpsters, and the open area gets dried in before the crew leaves. On an occupied building we plan around your hours and entrances, and keep debris clear of rooftop units and air intakes. Old felts and mastics get tested for asbestos before anyone cuts into them.

With the roof off, the deck tells the truth. Steel decks rust at old leaks and around drains. Wood plank and plywood rot and delaminate. Concrete spalls. We cut out and replace corroded steel, replace rotted wood, and patch concrete before anything new goes down. If we see sagging, ponding stains or damaged joists, a structural engineer looks at it first. Covering a bad deck with a new roof just hides the problem for a while.

On a low-slope building, the layers under the membrane do most of the work. We lay a vapor retarder where the interior runs humid, then rigid polyiso insulation, tapered to push water toward the drains. A cover board goes on top to take foot traffic and hail. On sloped sections, ice and water shield runs along eaves, valleys and penetrations. With about 36 inches of snow a year, that protection earns its keep.

Membrane goes down with the laps facing downhill, so water runs over seams instead of into them. TPO seams are hot-air welded and probed along their full length. EPDM seams are primed and taped. Modified bitumen is torched or cold-applied, depending on the building. Most leaks start at flashing, so curbs, parapets, drains and pipe boots get the most time. Metal edge and coping go on last to lock the perimeter against wind.

Before we call it done, we walk the roof again with the same eyes we used on the first day. Every welded seam gets probed a second time. Drains are flushed and checked for flow, and we look for ponding after the first rain when timing allows. Where the manufacturer sends its own inspector, we schedule the visit. We handle the permit and the sign-off. You get photos of the details that end up hidden.

Roofing jobs leave screws, nails and membrane scraps in places you wouldn't expect. We run magnets across the parking lot, walkways and landscaping, clear drains and gutters, and haul away every dumpster. Rooftop units get checked for anything that dropped into condenser coils or intakes. Last, we walk the property with you or your facilities manager. What's left behind should be a finished roof and a clean site, nothing else.