Signs your modified bitumen roof is leaking
- Cracked or open laps where the rolls overlap
- Blisters, especially ones that are soft, split or growing
- Bare spots where the granule surface has worn away
- Alligator cracking, a pattern of small cracks in the surface
- Loose flashing at walls and roof edges
- Ceiling stains inside the building
Torch-down roofs in Florida heat
Modified bitumen holds up well, but Florida sun is tough on asphalt. Year after year, heat dries it out. Daily storms then push water into any crack. That’s why many mod bit leaks start at the laps and flashing first.
How we repair mod bit leaks
Cracked laps: We clean and heat the lap, then re-seal it. If it’s too far gone, we add a strip of new material over it.
Blisters: We cut open damaged blisters, let them dry, and patch them with new modified bitumen.
Worn surface: We patch bare or cracked areas. If wear is widespread, a coating may add life to the roof. We will tell you honestly if it’s time to think about replacement instead.
Flashing: Many leaks are at walls, curbs and drains, not in the open roof. See roof drain and flashing leak repair. If your building has a white single-ply roof instead, see TPO roof leak repair, or see all flat roof leak repair options.