Seattle, WA
[heading-style-h3]Restoring a Modern Seattle Home: A Seamless Black Silicone Roof Upgrade[heading-style-h3]
<<Years of rainy weather had damaged the torch-down roof on this modern home. Instead of tearing everything off, we renewed it with a seamless black silicone system built for long-lasting, leak-free performance.>>
[heading-style-h4]Project Overview[heading-style-h4]
[heading-style-h6]The Situation[heading-style-h6]
After more than 20 years of exposure, the SBS/APP torch-down roof had broken down in several areas. Repairs had stopped holding, the silver coating had thinned out, and low sections of the roof were consistently collecting water. Seams, curbs, and parapet transitions were starting to separate, creating clear points of water intrusion.
[heading-style-h6]The Client[heading-style-h6]
This restoration covered 1,420 sq. ft. of flat roofing:
- Main Roof Area: 1,230 sq. ft.
- Curbs & Parapet Walls: 190 sq. ft.
The homeowner wanted a fully waterproof system that did not require a tear-off, met the community’s color restrictions, and provided long-term protection without changing the building’s exterior look.
[heading-style-h4]Challenges[heading-style-h4]
- The silver coating was failing, exposing worn asphalt beneath.
- Older repairs had split or peeled, allowing water to enter.
- Ponding and standing water. Low spots required reinforcement and custom detailing.
- The roof could not be white or highly reflective due to neighborhood requirements.
[heading-style-h4]Solution[heading-style-h4]
We recommended a Roof Restoration using a waterproof, UV-stable silicone system that strengthened and renewed the existing roof.
Roof Preparation
- Full debris removal
- Pressure washing of the entire roof
- Inspection and reinforcement of weak points, seams, and edges
Silicone Application
- Installation of silicone system across the entire roof
- Three-component system (silicone + fabric + silicone) applied to all ponding areas and scupper zones
- Waterproofed all scuppers and drains
[heading-style-h4]Completed Project[heading-style-h4]
The home received a fully restored roof system with:
- A seamless, waterproofed silicone surface
- Sealed seams and reinforced low spots
- Enhanced weather protection and UV stability
- A uniform black finish that meets neighborhood design rules
- 20-year material warranty
- 20-year Flat Roof Pros workmanship warranty
- A 5-year roof certification for insurance purposes
Is Your Flat Roof Starting to Show Its Age?
Ponding water, split seams, and aging membranes can put your property at risk faster than you think. We restore aging flat roofs using seamless silicone systems that seal water out, strengthen performance, and give you long-term waterproofing.
Serving Seattle’s Residential and commercial buildings
Apartment Complex: Multiple Failing Roofs, One Complete Solution
An apartment complex was facing recurring leaks across several roof sections. See how Flat Roof Pros created one restoration plan to protect every building at once.
Oregon Warehouse: A Massive Portland Roof Brought Back to Life
Years of storms pushed this Portland warehouse roof beyond patching. Once opened, deeper issues surfaced, including aging seams and water pathways. See how we stabilized the structure and restored the roof for long-term performance.
Residential Roof Rescue: Keeping This Home Safe, Dry, and Worry-Free
This Northwest home had leaks, soft decking, and a failing chimney crown. Opening the system revealed widespread structural issues. See how Flat Roof Pros completed a full replacement to rebuild the home’s protection.
Holiday Inn Express & Suites: What It Really Takes to Replace a Hotel Roof Without Shutting Down Business
A busy hotel needed a full roof replacement without closing rooms or disrupting guests. Read how Flat Roof Pros planned and executed a full PVC roof replacement while the hotel stayed open.
A Smarter Way to Protect Multifamily Roofs: Seamless Silicone Restoration
An aging multifamily roof showed signs of wear, failing seams, and recurring leaks. The structure was still sound, but the surface had reached its limit. See how we extended the roof’s life with a silicone restoration.
Starbucks Flat Roof Replacement: From Drips to Durable
A coffee shop roof was experiencing active leaks and material breakdown. The work needed to happen without affecting customers or staff. Explore how we replaced the roof with a durable PVC system while the store remained open.
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Multifamily Condo in Seattle: A Roof Made New
Aging torch-down, leaks, and structural wear pushed this Seattle condo toward a full replacement. Read about how we rebuilt critical areas and installed a modern PVC roof—delivering stronger drainage, better waterproofing, and years of reliable protection.
Business First: Replacing a 15-Year Torchdown Roof Without Disrupting Operations or Tenant Life
This torch-down flat roof at Alki Beach had reached the end of its service life and was experiencing ongoing leaks. Keeping tenants and businesses operating normally was a top priority during the project. See how careful staging and daily dry-ins allowed work to move forward without disruption.
New Life for an Old Roof: Complete Tear-Off & PVC Replacement in Seattle
A failing TPO roof, damaged substrates, and deteriorated parapet walls made repairs impossible. Structural issues beneath the surface required a full reset. Flat Roof Pros rebuilt it layer by layer and installed a new PVC roof.
Seattle School Roof Restored Without Class Disruptions
The school roof mentioned this case showed aging surfaces, minor leaks, and weather-related wear. Maintaining quiet, safe conditions during school hours was critical. Read how Flat Roof Pros restored the roof with silicone while classes continued uninterrupted.
No Tear-Off: Seattle Commercial Roof Crack and Anchor Fix
This commercial roof began leaking through cracks in the membrane and failing anchors. The issues were limited to specific areas but needed precise repairs to keep them from getting worse. Read how waterproofing and targeted fixes stabilized the roof without a full tear-off.
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Full Flat Roof Replacement in Lake Tapps: Drainage & Structural Fix
This flat roof in Lake Tapps was sagging, holding water, and showing signs of structural damage. Poor drainage and aging materials made patch repairs ineffective. Learn more about how we gave this roof a fresh start with better structure, drainage, and durability.
Plywood Missing: Seattle Roof Replacement From the Deck Up
Aging asphalt shingles concealed a more serious issue beneath the surface. This 15+ year-old Seattle roof had missing plywood and structural gaps that made repairs impossible. See how the roof was rebuilt from the deck up with new sheathing and a fully waterproof system.
Roofing Repairs for Every Structure: 30+ Custom Fixes in Pacific Northwest
This property had over 30 roofs, each facing different issues from leaks to failing materials across flat and pitched systems. Read how a custom restoration plan stabilized every roof, extended roof life by 20+ years, and unified the property’s appearance.
Silicone Over Tear-Off: How We Revived a Rotting Multi-Family Roof in Seattle
This Seattle multifamily roof was over 20 years old and showing dry rot, leaks, and surface failure. A full tear-off would have disrupted residents and driven up costs. Read how the roof was restored with a silicone system that sealed damage and extended its life.
Areas We Serve Roofing
We’ve Protected Thousands of Roofs Across These Places
Cities We Serve
Counties We Serve
Benton County
Clackamas County
Clark County
Cowlitz County
Island County
Jefferson County
King County
Kitsap County
Mason County
Multnomah County
Pierce County
San Juan County
Skagit County
Snohomish County
Spokane County
Stevens County
Thurston County
Walla Walla County
Washington County
Whatcom County
Whitman County
Our Locations
We’re ready to help – Give us a call!
Head Office
Seattle, Washington
3420 C St NE, Unit 403
Auburn, WA 98002
Eastern Washington Office
Spokane, Washington
601 W 1st Ave, Suite 1400
Spokane, WA 99201
Oregon Office
Portland, Oregon
650 NE Holladay St, Ste 1600
Portland, OR 97232