The projects that combine the larger semi-gloss cheap looking brick (so they can skimp in install cost) and exterior cinder block in the rear are insulting. Brick it or glass it, but do it with good materials that last…owners will pay for it.

I prefer calling it rubber. Modified Bitumen has too many letters for me to deal with.

Rubber merely has two r’s, two b’s, and an “e” and “u”. My brain prefers that.

I remember trying to get through a “spec sheet” on rubber roofing years ago and my brain actually hurt.

Now at least I know the difference between EPDM and the modified bitumen. I could never get to the third paragraph to figure it out. I’ve only seen the “torched” material put down. Nasty work.

IP,
The wondermonious roofing that you like is modified bitumen. Another good material is EPDM rubber which is commonly glued down -not torched.

I do know from extensive personal experience in renovating that “rubber” on flat roofs is a “wondermonious thang”.

Tear the old roof off, put down one layer of “tar and paper” roofing then torch down the “rubber”. Paint it with “silver” then do a 10 minute. inspection a few times a year for seams pullng apart. It’s a great product.

By the way Joe Zekas was right. A flat roof is not level or perfectly horizontal. They normally pitch/slope from the front of the building to the rear. They are much easier to repair than shingles roofs with greater “pitches”. Ice damming occurs on almost any roof. The best way to avoid it is to only build in warm climates.

I suspect much of the “bad rep” flat roofs get is because of the use of tar and paper, which needs to have a layer added every 5 years or so, and other substandard materials or installation.

I am calling BS on your idea that ice damning is a problem on pitched shingle roofing. Ice damning is a problem on any roof with seams, joints, areas around scuppers, and drains, etc. Ice damning is problematic on many of these townhome designs similar to Pappageorge/Hymes designed roof deck floor, with bedroom below.

Many factors can cause damage during ice damn
conditions; issues such as membrane spec, insulation, drainage, venting, lack of heaters on downspouts, or poor seam condition.

What specifically is your problem, that I made comments about a specification that a developer is using?

Flatroof designs on smaller buildings like this and in townhomes is a problematic art. Modified asphalt roofing or felt paper is the most common installation, and most CRC members will tell you this. Ice Daming is quite problematic in these homes because of exposed roofing with warmer under surfaces due to insulation issues.

I have had far too much exposure in the area in inspection, repair, and review than I want to.

In a perfect world they can be good, but the variables with spec, installation, and the propencity of flat roofs to ice damn, do not make this an ideal selection for a buiding of this size IMO.

I am dealing with this first hand on a Papageorge Hymes design, and know many other associations who are having some major specials assessments for these flat roof design which require more inspection and more maintenance. Even the smallest nail left after construction can be a problem.

I agree with your comments about Rubber and seam issues; unfortunately for the smaller buildings, developers are going with the asphalt based rolls in layers instead of a more processed rubber product with a stronger backer like on commercial applications.

I found it odd when I visited Belgravia’s Union Row development, that the roofing material was a grey shingle like tar paper, and they had installed with a boat load of small pieces and a lot of joints. Good luck with that