Flat & Low-Slope Roofing in Santa Clarita, CA

Low-slope and "flat" roofs show up more often in the Santa Clarita Valley than people expect: on room additions and patio covers, on some condo and townhome buildings, on mid-century homes with low-pitch sections, and on many manufactured homes in the valley's mobile home communities. Tile and shingles need a steeper slope to shed water, so these areas use membrane or coating systems instead.

What are common flat roof problems?

Ponding water that sits for days after rain, which stresses seams and coatings.
Blistering and cracking from intense summer sun and big temperature swings between day and night.
Failed seams and flashing where the low-slope section meets a wall or a pitched roof.
Clogged drains and scuppers full of leaves and debris.
Patio cover tie-ins where a cover was attached to the house without proper flashing.

What systems are used?

Single-ply membranes such as TPO and PVC, often light-colored and reflective.
Modified bitumen, rolled roofing that is torch-applied, self-adhered, or set in adhesive.
Built-up roofing (layers of felt and asphalt), common on older buildings.
Elastomeric and silicone coatings applied over a sound existing roof. Coatings are not a cure for a roof that is already failing.

The right choice depends on the existing roof, drainage, foot traffic, and how the section ties into the rest of the house. Many roofers avoid open-flame torch work near dry brush and in fire-sensitive areas and choose self-adhered or other methods instead; ask about it.

Manufactured homes and mobile home parks

The valley has a number of manufactured home communities. Roofs on manufactured homes are often metal or low-slope and are commonly coated or recovered. Permits for manufactured homes in parks in California are often handled by the state Department of Housing and Community Development (HCD) rather than the city, although rules vary. Ask the roofer, and check with park management about any rules for contractors.

Condos and townhomes

If you live in a condo or townhome, the roof is often the HOA's responsibility. Check your CC&Rs and talk to the management company before hiring anyone. If water is coming through your ceiling from a shared roof, report it to the HOA in writing and take photos.

Patio covers and additions

Many leaks blamed on the main roof actually start where a patio cover or addition meets the house. Proper flashing at that joint, enough slope to drain, and gutters that don't overflow back toward the wall all matter. Unpermitted patio covers and additions can complicate a re-roof; a roofer may recommend talking to the building department.

Maintenance

Clear drains and scuppers before the rainy season, generally fall.
Look for blisters, cracks, and open seams after summer.
Keep foot traffic to a minimum, and use walk pads near HVAC units.
Ask about recoating intervals if you have a coated roof.

Before you hire

Ask what system the roofer recommends and why, how they will handle drainage, and how the low-slope section will tie into the rest of the roof. Check the license at cslb.ca.gov, ask for proof of liability insurance and workers' compensation, and get the scope and warranty in writing. See also roof repair and roof inspection.

Frequently asked questions

Is a little ponding on a flat roof normal?

Small amounts that dry within a day or two are common. Water that sits much longer, or large ponds, can shorten the roof's life and should be looked at.

Can I just coat my leaking flat roof?

Coatings work best on a roof that is still sound. If the membrane is torn, saturated, or the seams are failing, a coating alone usually won't fix it.

Who handles the roof on my condo?

In many condo and townhome communities, the HOA is responsible for the roof. Check your CC&Rs and contact the management company first.

Flat & Low-Slope Roofing help around Santa Clarita

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Flat and Low-Slope Roofing in Santa Clarita