Leak over the shop floor, water in the ceiling tiles, ponding after every storm. Call now and we set up a local commercial roofer the same day to find the leak and price the fix.
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.
Call (984) 464-8602. Tell us where the water is coming in. We set up a local commercial roofing contractor the same day you call, and active leaks go to the front of the line.
While you wait, move stock and equipment out of the way, catch the water, and keep people off wet floors. Do not go on the roof during a storm.
What we fix
These are the words we hear most from Raleigh facility and property managers:
"It drips in the same spot every time it rains."
"The ceiling tiles are stained and sagging."
"Water sits on the roof for days after a storm."
"The seam on the white roof is open."
"There is a leak around the AC unit."
"The edge of the roof is lifting."
"There are blisters and bubbles on the roof."
"The drain is clogged and the water backs up."
"The wall flashing is pulling away."
"A storm blew something into the roof."
Where flat roofs leak
Most flat roof leaks start in a few predictable places. Knowing them helps you talk to the inspector.
Seams. Flat roofs are made of sheets joined at the seams. Heat, age and movement can open them. Welded seams on TPO and taped or glued seams on EPDM both fail with time.
Flashing. Flashing is the material that seals the roof to walls, curbs, rooftop units, pipes and vents. It takes the most movement and the most sun. Many leaks start here.
Drains, scuppers and gutters. Leaves and debris clog drains. Water backs up, sits, and finds a weak spot. Clearing drains is cheap. Ignoring them is not.
Penetrations. Every pipe, vent, conduit and equipment stand that goes through the roof is a hole that has to stay sealed. Pipe boots and pitch pans crack and pull away.
Edges. Wind lifts roofs at the edges first. Loose edge metal lets wind get under the membrane. In a strong storm, that can peel back a large section of roof.
Punctures. Dropped tools, foot traffic from service techs, hail and storm debris can poke holes in the membrane.
How a good repair visit works
Find the real source. The drip inside is often far from the hole outside. Water runs under the membrane and through the insulation first. The inspector checks the area around and above the drip, not just one spot.
Check for wet insulation. Wet insulation is heavy, holds water for a long time, and keeps feeding leaks. Many inspectors use an infrared camera or take a small core sample to see how far the water spread.
Fix the cause, not just the symptom. A patch over an open seam without cleaning and priming it will fail again. Ask how the repair will be made and what materials will be used.
Show you the work. Ask for before and after photos of each repair. It costs nothing, and it gives you a record for your files, your owner and your insurance carrier.
Tell you what is next. A good inspector will point out other weak spots and tell you which ones can wait.
Why Raleigh flat roofs leak
Summer heat. Normal July highs at Raleigh-Durham run around 91 degrees, based on National Weather Service climate normals. A roof in full sun gets much hotter than that. Every day it heats up and cools down. That movement works on seams and flashing until they open.
Hard rain in short bursts. Summer thunderstorms dump a lot of water fast. A roof with slow drains can hold water for hours after the storm moves on.
Storms and wind. Hurricane Fran in 1996 caused over $900 million in property damage in Wake County alone, according to the National Weather Service. Strong storms still come through most years. Wind lifts edges and loose flashing.
Hail. The North Carolina State Climate Office reported hail up to 2.5 inches across in Wake County in May 2016. Hail can bruise or puncture a roof without leaving damage you can see from the ground.
Humidity. In humid weather, wet insulation does not dry out. A small leak left alone keeps spreading under the roof.
Temporary patch or permanent fix
When water is coming in during a storm, the first job is to slow it down. A crew may make a temporary patch, seal a seam with tape, or tarp an area. That is not the real repair.
Lasting repairs need a clean, dry surface. The crew comes back when the roof is dry to cut out the damaged section, prime the area and install a proper patch, new flashing or a new seam.
Ask the contractor to tell you which parts of the work are temporary and which are permanent. Get it in writing.
When repair is not enough
Repair is the right answer for many roofs. But it is not always the cheapest answer over time. Consider a coating or a new roof when:
Leaks keep showing up in new places
Large parts of the insulation are wet
The roof surface is cracked, chalky or worn through in many areas
Your yearly repair bills keep climbing
The roof is near or past its expected life
If the roof is water-soaked, or there are already two roofs on the building, North Carolina code does not allow another roof on top. The old roof has to come off. The inspection tells you where you stand.
About these prices
The price table on this page shows typical repair ranges from Fixr's published flat roof repair cost guide and a commercial inspection cost guide. It is not a quote. Many roofers have a minimum charge for a service call, so ask about it up front.
After the repair
The cheapest repair is the one you catch early. A twice-a-year roof check and a look after big storms find small problems before they reach your ceiling. Ask about a roof maintenance program.
Call now
Call (984) 464-8602 or send the form. Tell us the address and where the water is coming in. We set up a local commercial roofer the same day you call. Want to know more first? Read the signs your roof needs attention or the FAQ.
Frequently asked questions
How much does flat roof repair cost in Raleigh?
Published national guides put most flat roof repairs between about $300 and $1,100, or about $2 to $10 per square foot for larger patch areas. Wet insulation, hard access and big damaged areas cost more. You get a written price before work starts.
Can a flat roof be repaired in the rain?
A crew can often make a temporary patch or tarp to slow the water. Most lasting repairs need a dry roof, because seams, primers and adhesives do not bond to wet surfaces.
Why does my roof leak in one spot inside but the inspector says the problem is somewhere else?
Water travels under the membrane and through the insulation before it drips. On a flat roof, the opening can be many feet from the stain on your ceiling. That is why the inspector checks the whole area, not just above the drip.
Is water sitting on my flat roof a problem?
Some puddles that dry within a day or two after rain are common. Water that stays longer adds weight, wears the surface faster and finds any weak seam. Clogged drains, sagging deck and low spots are the usual causes.
How do I know if it is time to replace instead of repair?
When leaks keep showing up in new places, large areas of insulation are wet, or repair costs each year start to look like a down payment on a new roof, it is time to price a replacement. The inspection should show you how much of the roof is wet.
Will insurance pay for my roof leak?
Damage from a sudden event like a windstorm or hail is often covered. Wear and old age usually are not. Call your carrier, and ask the inspector for dated photos of the damage to send with your claim.
What can I do until the roofer gets there?
Move stock and equipment away from the drip, put down buckets or tarps, and keep people away from wet floors and sagging ceiling tiles. Do not walk on a roof in a storm. If ceiling tiles are full of water or a ceiling is bulging, clear the area.