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You’ll sleep through the next nor’easter knowing your roof is sealed tight. Our torch down systems create a seamless, waterproof membrane that expands and contracts with temperature changes without cracking or melting.
The salt air that corrodes other roofing materials won’t touch this. Modified bitumen with APP polymers resists UV damage while reflecting heat to keep your energy bills lower. You get up to 20 years of protection that handles everything Long Island weather throws at it.
When repairs are needed, they’re straightforward patches instead of major overhauls. Your investment stays protected, and you stay dry.
We’ve been Sag Harbor’s trusted roofing contractor for over 22 years. We’re the local family-owned company that understands what coastal properties need.
We’ve seen every type of flat roof problem this area throws at buildings. From historic village properties near Long Wharf to modern homes along Sag Harbor Bay, we know how salt air, coastal storms, and seasonal weather changes affect your roof.
Our fully licensed and insured team doesn’t just install torch down roofing—we specialize in it. While other contractors treat flat roofs as an afterthought, it’s what we do best.
We start by preparing your roof deck and installing the overlay board to prevent water pooling. This foundation work matters more than most contractors realize.
Next comes the base sheet of modified bitumen membrane, secured with direct heat fusing. We use professional-grade propane torches at 300+ degrees to melt the material and create that critical seal to your roof structure.
The cap sheet goes on last, heated and pressed to form one continuous waterproof barrier. If you’re getting a three-layer system, we add the granulated top sheet for extra UV protection and energy efficiency. Every seam gets properly heated and sealed—no shortcuts that lead to failures later.
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Your torch down roof uses APP modified bitumen—a plastic-polymer compound that stays flexible in Sag Harbor’s temperature swings. It won’t crack in winter cold or melt during summer heat waves.
The system handles the coastal challenges other flat roofing can’t. Salt air that corrodes metal components and degrades standard materials doesn’t affect properly installed modified bitumen. You get superior waterproofing that sheds water instead of letting it pool and find weak spots.
Sag Harbor properties face unique stresses from coastal flooding, high winds, and storm surge. This roofing system is built for exactly these conditions, with high tensile strength that resists punctures from wind-driven debris and the flexibility to handle structural movement during storms.
Properly installed torch down roofing lasts 15-20 years in Sag Harbor’s coastal environment, often longer with regular maintenance. The modified bitumen material is specifically designed to handle salt air, temperature fluctuations, and coastal storm conditions that damage other flat roofing systems faster.
The key is professional installation and using APP modified bitumen, which offers better UV resistance than SBS alternatives. We’ve seen torch down roofs we installed 18+ years ago still performing well on Long Island properties. Regular inspections every few years help catch minor issues before they become major problems.
Torch down installation requires open-flame propane torches reaching 300+ degrees, making it dangerous for DIY attempts. Professional installers need proper training, safety equipment, and often fire operating permits to perform this work safely.
The installation process involves heating modified bitumen to its melting point while working on your roof structure. Overheating can break down the material and create fire hazards, especially around wood framing or dry debris. Insurance companies typically won’t cover damage from improper DIY installation.
We carry full insurance coverage and follow strict safety protocols. The small cost savings from DIY installation isn’t worth the fire risk or voided warranties.
Modified bitumen torch down roofing is one of the best flat roof systems for coastal environments. The APP polymer modification creates a membrane that resists salt air corrosion, which quickly damages metal components in other roofing systems.
The seamless installation eliminates the weak points where salt and moisture typically penetrate. Unlike membrane systems with mechanical fasteners or seamed connections, torch down creates one continuous waterproof barrier that flexes with building movement during coastal storms.
Sag Harbor properties face coastal flooding, high winds, and temperature swings that stress roofing materials. The high tensile strength of modified bitumen resists punctures from wind-driven debris, while the flexible polymer allows expansion and contraction without cracking.
Two-layer systems use a base sheet and smooth cap sheet, providing solid waterproofing at a lower cost. Three-layer systems add a granulated cap sheet on top, offering better UV protection, energy efficiency, and longer lifespan.
For Sag Harbor’s intense sun exposure and coastal conditions, we typically recommend three-layer systems. The granulated surface reflects more heat, reducing cooling costs and extending the roof’s life. The extra layer also provides better fire resistance and impact protection from hail or debris.
The cost difference is usually 15-20%, but the improved performance and longer warranty make three-layer systems the better value for most coastal properties. We’ll evaluate your specific building and budget to recommend the right approach.
Torch down roofing typically costs $4-7 per square foot installed, positioning it between basic rolled roofing and premium membrane systems. The upfront cost is higher than some alternatives, but the 15-20 year lifespan and low maintenance requirements make it cost-effective long-term.
Compared to EPDM rubber roofing, torch down offers better puncture resistance and easier repairs. Compared to TPO, it performs better in coastal climates and extreme temperatures. The superior waterproofing and durability mean fewer emergency repairs and longer intervals between replacements.
We provide detailed estimates that break down material and labor costs, helping you understand exactly what you’re getting. Most Sag Harbor property owners find the investment worthwhile for the peace of mind and protection it provides.
Most torch down roofing problems can be repaired without full replacement. Small punctures, tears, or seam separations are fixed by applying patches of modified bitumen membrane over the damaged area, heated and sealed to match the existing roof.
The repair process uses the same torch-down technique as installation, creating seamless patches that perform as well as the original roof. We can also address issues like blistering or bubbling by cutting out the affected area and installing new membrane sections.
Complete replacement is only necessary when the roof has extensive damage, multiple leak points, or has reached the end of its useful life. Regular maintenance and prompt repairs extend the system’s lifespan significantly, making full replacement a rare necessity before 15-20 years.
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