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Your flat roof stops being a problem when it’s done right. You get a seamless, waterproof membrane that handles everything Long Island weather throws at it—heavy rain, snow loads, temperature swings, and UV exposure.
The difference is in the installation. Modified bitumen sheets are heat-welded together with precision, creating a continuous barrier that doesn’t fail at the seams like other systems. You’re not patching leaks every few years or worrying about water damage.
This means lower energy bills too. The reflective surface keeps your building cooler in summer, and proper insulation keeps heating costs down in winter. Most importantly, you get 15-20 years of protection that actually protects.
We’ve been serving Suffolk County property owners for years, and we understand what works in this climate. Long Island’s weather is tough on roofs—from nor’easters to summer heat—and we’ve seen what happens when torch down systems aren’t installed properly.
We’re not the cheapest option, and that’s intentional. Quality torch down installation requires proper equipment, safety protocols, and experience with the heating process. We use professional-grade propane torches and follow strict safety standards because working with open flame requires expertise.
Our team knows Manorville’s building codes, local weather patterns, and the specific challenges flat roofs face in Suffolk County. When we complete your project, you get a system that’s built to last, not just built to pass inspection.
First, we inspect your existing roof structure and prepare the surface properly. This includes removing old materials if needed and ensuring the deck is solid and level. Poor preparation leads to problems later, so we don’t skip steps.
Next comes insulation and overlay board installation. This creates the foundation for your torch down system and prevents issues like ponding water that can cause leaks down the road.
Then we roll out the modified bitumen sheets and use controlled heat to bond them together. The base sheet goes down first, followed by the cap sheet. Each seam is carefully heated and pressed to create a watertight seal. For three-layer systems, we add a granulated top sheet for extra UV protection and durability.
The final step is inspection and cleanup. We check every seam, test the membrane integrity, and make sure all penetrations are properly flashed. You get a roof that’s ready to protect your property for decades.
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Your torch down roofing system includes multiple layers designed to work together. The base sheet provides structural integrity, while the cap sheet creates the waterproof barrier. Three-layer systems add a granulated surface for enhanced UV protection and longer life.
We use both APP and SBS modified bitumen depending on your specific needs. APP systems offer superior UV resistance and work well in Manorville’s sunny conditions. SBS systems provide excellent flexibility for buildings that experience thermal movement.
All penetrations get proper flashing with self-adhering membrane and metal components. This includes vents, HVAC units, and any roof-mounted equipment. Proper flashing prevents the most common failure points in flat roof systems.
Suffolk County’s climate demands attention to detail. We account for snow loads, wind uplift, and the thermal cycling that happens when temperatures swing from winter lows to summer highs. Your system is engineered for local conditions, not generic specifications.
A properly installed torch down roof lasts 15-20 years in Long Island’s climate, with three-layer systems often reaching 20-25 years. The key is professional installation and quality materials that can handle temperature swings from winter freezes to summer heat.
Modified bitumen is specifically designed for climates like ours. The rubber and plastic additives allow the membrane to expand and contract without cracking, while the multiple layers provide redundant protection against water infiltration.
Regular maintenance extends the lifespan significantly. This means annual inspections, keeping drains clear, and addressing minor issues before they become major problems. Most torch down roofs that fail early do so because of installation errors or neglected maintenance, not material failure.
Torch down installation is safe when performed by experienced professionals with proper equipment and safety protocols. The process involves controlled use of propane torches to heat-weld the membrane layers together, which requires specific training and safety measures.
We carry full insurance coverage and follow strict fire safety protocols during installation. This includes having fire extinguishers on site, monitoring for sparks, and ensuring the work area is clear of flammable materials. Our crew is trained in proper torch techniques and emergency procedures.
The safety concerns come from inexperienced contractors or DIY attempts. Professional installation eliminates the risks while ensuring proper membrane bonding. We’ve been doing torch down installations for years without safety incidents because we take the proper precautions and never rush the process.
Two-layer systems include a base sheet and smooth cap sheet, providing excellent waterproofing at a lower cost. Three-layer systems add a granulated cap sheet on top, which offers superior UV protection and typically lasts 5-7 years longer.
The granulated surface reflects more heat and resists UV damage better than smooth surfaces. This makes three-layer systems ideal for buildings with high sun exposure or where maximum longevity is important. The additional layer also provides better puncture resistance.
Cost difference is typically 20-30% more for three-layer systems, but the extended lifespan often makes it worthwhile. For most commercial buildings in Manorville, we recommend three-layer systems because the longer warranty period and reduced maintenance costs offset the higher initial investment.
Sometimes, but it depends on the condition of your existing roof and local building codes. If you have only one layer of roofing and the deck is structurally sound, overlay installation may be possible and can save on removal costs.
However, overlaying can create problems if the existing roof has moisture damage, multiple layers already, or structural issues. We always perform a thorough inspection to determine if overlay is appropriate or if complete removal is necessary for a proper installation.
Suffolk County has specific requirements for roof layers and structural loading. We ensure any overlay meets local codes and doesn’t compromise the building’s structural integrity. In many cases, complete removal provides a better long-term result even though the initial cost is higher.
Torch down roofing typically costs $4-7 per square foot installed, depending on the system type, roof complexity, and whether old roofing needs removal. Two-layer systems start around $4-5 per square foot, while three-layer systems run $5-7 per square foot.
Additional factors affecting cost include roof size, accessibility, number of penetrations, and insulation requirements. Smaller roofs cost more per square foot due to setup costs, while larger roofs benefit from economies of scale.
We provide detailed written estimates that break down material and labor costs so you understand exactly what you’re paying for. Our pricing includes proper preparation, quality materials, professional installation, and warranty coverage. The goal is transparent pricing with no surprises during or after the project.
Torch down roofs are relatively low-maintenance compared to other flat roofing systems. Annual inspections are recommended to check for punctures, loose seams, or drainage issues. Most problems are minor and easily addressed when caught early.
Keep drains and gutters clear to prevent water backup. Standing water is the enemy of any flat roof system, so proper drainage is critical. Remove debris like leaves and branches that can trap moisture or cause punctures.
Professional maintenance includes checking all seams, inspecting flashing around penetrations, and applying protective coatings when needed. Most torch down roofs benefit from a reflective coating every 5-7 years to maintain UV protection and extend system life. Regular maintenance typically costs a fraction of premature replacement.
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