[heading-style-h3]Silicone Over Tear-Off: How We Revived a Rotting Multi-Family Roof in Seattle[heading-style-h3]

[heading-style-h4]Project Overview[heading-style-h4]

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[heading-style-h6]The Situation[heading-style-h6]

A multi-family property in Seattle was facing serious roofing issues: pooling water, soft decking under balconies, and recurring leaks throughout the structure. Patching had failed, and a full tear-off was becoming hard to avoid.

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[heading-style-h6]The Client[heading-style-h6]

This project took place at a residential multi-family building in Seattle, covering over 6,500 sq. ft. of flat roofing and 4,000+ sq. ft. of balcony decking beneath pavers.  The roof was covered with old modified bitumen membranes that showed heavy wear and water damage. In several areas—especially under the balconies—the plywood deck underneath had started to rot.

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[heading-style-h4]Challenges[heading-style-h4]

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The existing roof system showed several serious issues:

• Standing water and poor drainage across main roof areas
• Cracked seams and separation along parapet walls and coping edges
• Dry rot in decking beneath paver-covered balconies
• Frequent foot traffic requiring a reinforced surface solution
• Previous patch jobs had failed to stop active leaks

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‍The client needed a full-scope restoration with proven durability, especially under frequent use.

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[heading-style-h4]Solution[heading-style-h4]

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Flat Roof Pros designed a complete silicone restoration system built for durability, flexibility, and longevity—without disturbing tenants or removing existing materials.

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Surface Preparation

• Pressure-washed all areas to remove granules, dirt, and organic growth
• Inspected for soft decking and identified high-risk moisture zones

Targeted Repairs

• Removed and replaced dry-rotted plywood as needed
• Repaired open seams, flashing, and blisters in the membrane

System Installation

• Applied primer across all surfaces to improve silicone adhesion
• Installed a three-layer silicone membrane system

Custom Detailing

• Reinforced transitions, drains, and curbs with flashing and additional silicone
• Preserved and protected balcony paver systems during installation

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[heading-style-h4]Completed Project[heading-style-h4]

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• 20-Year System Warranty on both materials and labor
• Leak-Free Protection on main roof and under pavers
• Dry Rot Removed, decking stabilized and restored
• Proper Drainage Reestablished, eliminating ponding
• No Tear-Off Required, minimizing cost and disruption
• Preserved Aesthetics, keeping pavers and walkways intact

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Both the management team and building residents now benefit from a quiet, leak-free building with minimized risk of long-term damage.

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