Repair and replacement for black rubber flat roofs on offices, retail, churches, schools and older warehouses. Your inspection is set up the same day you call.
We connect property owners in Raleigh and nearby areas, including Research Triangle Park, Durham, Cary, Morrisville, Apex and Holly Springs, with one independent local commercial roofing specialist.
What it costs
Typical published ranges for Raleigh. The contractor's written estimate is the price, and the inspection is free.
If your building has a black, rubbery flat roof, it is probably EPDM. EPDM has been used on commercial roofs for decades. You find it on offices, retail centers, churches, schools and older warehouses all over Raleigh.
When an EPDM roof leaks, call (984) 464-8602 or send the form. We set up an inspection with a local commercial roofing contractor the same day you reach us. You get a written estimate for the repair, a coating or a new roof.
What we fix
Seams coming apart. The edge of one sheet lifting where it was glued or taped to the next.
Shrinking rubber. The sheet pulling away from walls, curbs and corners, leaving gaps or tight "tented" spots.
Flashing leaks. Water getting in where the roof meets walls, rooftop units, vents and pipes.
Punctures and tears. From tools, foot traffic, hail or storm debris.
Ponding water. Low spots where water sits and wears the seams.
Blown-off or loose sections. Edges and corners lifted in a windstorm.
Old, cracked rubber. A worn surface with fine cracks, often on roofs that have been up a long time.
What EPDM is
EPDM is a synthetic rubber sheet. It comes in large rolls, so a roof can have fewer seams than other systems. The crew lays it over insulation and holds it in place with glue, with screws and plates, or with stone ballast on top.
The seams are where the sheets overlap. On EPDM, they are joined with seam tape or adhesive, not heat. When those seams are clean and well made, they hold for many years. When they were rushed, or when they have baked in the sun for a long time, they start to let go.
Why so many Raleigh buildings have EPDM
It is affordable. EPDM is often the lowest-cost single-ply roof to install, based on published national cost guides.
It is tough and flexible. Rubber stretches and moves with the building. It handles foot traffic and hail fairly well.
It is easy to repair. Patches and seam repairs are simple for a trained crew. That keeps repair costs down over the roof's life.
What wears EPDM out here
Heat. Normal July highs at Raleigh-Durham sit near 91 degrees, based on National Weather Service climate normals. A black roof in full sun gets much hotter than the air. Heat dries out the adhesives and tapes at the seams over time.
Shrinkage. Older EPDM can shrink as it ages. That pulls at the flashing and corners until something gives.
Standing water. Water that sits on seams day after day weakens the bond. Slow drains and low spots speed that up.
Wind. Hurricane Fran in 1996 caused over $900 million in property damage in Wake County alone, according to the National Weather Service. Wind gets under loose edges and can peel back a glued or ballasted roof.
Hail. The North Carolina State Climate Office reported hail up to 2.5 inches across in Wake County in May 2016. Large hail can bruise or split rubber, especially on older, harder sheets.
Repair, coat or replace
Repair is the right call when the rubber is still flexible and the problems are at a few seams, flashings or holes. EPDM repairs are some of the cheapest roof repairs there are.
Coating can make sense when the rubber is aging but still dry underneath. A white coating also cools the roof surface. See roof coatings.
Replacement is the right call when large areas of insulation are wet, seams are failing all over, or the rubber has gone hard and cracked.
If the old roof is water-soaked, or there are already two roofs on the building, North Carolina code does not let a new roof go on top. The old roof has to come off first.
EPDM or TPO for a new roof
If you are replacing, you will probably get prices for both. Here is the plain-language difference.
EPDM
TPO
Color
Usually black
Usually white
Seams
Taped or glued
Heat-welded
Typical cost per square
$425 to $1,200
$450 to $1,400
Typical life
About 20 to 30 years
About 15 to 30 years
Heat
Absorbs sun
Reflects sun
Neither one is always better. The right choice depends on your building, your budget, how long you plan to own it, and the contractor's experience with each. See TPO roofing.
What to look for in an EPDM estimate
The sheet thickness (45 and 60 mil are common)
How it will be attached: glued, screwed or ballasted
How the seams will be made, and how wide the seam tape is
How much wet insulation will be replaced
Flashing at walls, curbs, units and pipes
Edge metal and how it is fastened
Warranty from the maker and the contractor, in writing
About these prices
The price table on this page shows typical ranges from published national cost guides by HomeAdvisor, Fixr and Angi. It is not a quote.
Who does the work
Raleigh Commercial Roofs is a lead referral service. We connect you with one independent local commercial roofing contractor who works on EPDM roofs. That contractor inspects the roof, writes the estimate and does the work if you hire them.
Projects of $40,000 or more in North Carolina need a contractor licensed by the North Carolina Licensing Board for General Contractors. Ask for the licence number and proof of insurance.
Get your EPDM roof checked
Call (984) 464-8602 or send the form. We set up your inspection the same day you call. Not sure it is EPDM? The inspector will tell you. You can also read the signs your roof needs attention.
Frequently asked questions
How much does an EPDM roof cost in Raleigh?
Published national guides put installed EPDM at about $4.25 to $12 per square foot, or $425 to $1,200 per square. It is often the lowest-cost single-ply roof. Tear-off, insulation and roof size change the price the most.
How long does EPDM last?
Industry sources put EPDM at roughly 20 to 30 years when it is installed well and checked regularly. Seams and flashing usually wear out before the rubber itself.
Is a black roof bad in Raleigh heat?
A black roof absorbs more sun than a white roof, so it runs hotter and can add to cooling costs on buildings with little insulation. White EPDM exists, and a white coating can be added to black EPDM that is still in good shape. Ask the inspector whether either makes sense for your building.
Can EPDM be patched?
Yes. EPDM is one of the easier roofs to patch. The crew cleans and primes the area and applies a new piece of rubber with seam tape or adhesive. A clean, dry surface is the key to a patch that lasts.
Why do EPDM seams fail?
Most EPDM seams are glued or taped, not welded. Over many years, heat, standing water and roof movement weaken the bond. Seam repairs are some of the most common EPDM fixes.
Should I replace my EPDM with TPO?
Not always. If your EPDM is mostly dry and the problems are at the seams and flashing, repair or a coating may be the better value. If the roof is wet and worn out, the inspector can price both EPDM and TPO so you can compare.