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ROOFING INSPECTION & REPAIR
AMERICAN CEMWOOD ROOFING
BEST ROOFING PRACTICES
BUILT UP ROOFS
CATHEDRAL CEILING VENTILATION
CERTIFICATIONS for ROOFING CONTRACTORS
CHIMNEY FLASHING Mistakes & Leaks
COLD WEATHER ROOF TROUBLE
DECKS, ROOFTOP CONSTRUCTION
EPDM, RUBBER, PVC ROOFING
EXTRACTIVE BLEEDING on SHINGLES
FIRE RETARDANT PLYWOOD
FLASHING on BUILDINGS
FLAT ROOF MOISTURE & CONDENSATION
Green House or Solarium Roof Leaks
HEAT TAPES & CABLES on Roofs for Ice Dams
ICE DAM PREVENTION
MASONITE WOODRUF FIBERBOARD ROOFING
NOISE CONTROL for ROOFS
PLASTIC ROOFING TYPES
PVC, EPDM, RUBBER ROOFING
ROOF ARCHITECTURAL STYLES - PHOTO GUIDE
ROOF CLEANING RECOMMENDATIONS
ROOF COLOR RECOMMENDATIONS
ROOF INSPECTION SAFETY & LIMITS
ROOF LEAK DIAGNOSIS & REPAIR
ROOF NOISE TRANSMISSION
ROOF REPLACEMENT SNAFUs
ROOFING FELT UNDERLAYMENT REQUIREMENTS
ROOFING MATERIALS, Age, Types
SADDLE CONSTRUCTION at CHIMNEYS
SNOW GUARDS & SNOW BRAKES
STANDARDS for ROOFING
STRESS SKIN INSULATED PANELS
TEST LABS - ROOF SHINGLE
TREES & SHRUBS, TRIM OFF BUILDING
TRUSSES, Floor & Roof
UNDERLAYMENT REQUIREMENTS on ROOFS
VENTILATION in BUILDINGS
WALK-ON ROOF SURFACES
WARRANTIES for ROOF SHINGLES
WORKMANSHIP & ROOF DAMAGE
Leaky EPDM rubber roof repair details: This article describes an EPDM roof installation study & roof repair history spanning fourteen years, from original rubber roof installation (and the mistakes & shortcuts that led to leaks and trouble) to an extensive tear-off and re-roof repair that was made along the entire problem roof's lower edge. We illustrate how choice of the wrong roof edge flashing combined with wrinkles in the original EPDM installation led to both frequent maintenance and frequent leaks in the original roof.
Green links show where you are. © Copyright 2013 InspectAPedia.com, All Rights Reserved. Author Daniel Friedman.
In general we like rubber roofing material. Modern EPDM is very reliable, tolerates sunlight, temperature variations, and properly installed, we have found it leakproof. But the performance of an EPDM roof can be very different if the installer is not familiar with or does not follow good roofing practices. Here we provide photos and comments following study of the performance of an EPDM roof during the first 12 years of its life, assaying the effects of mistakes and poor workmanship in the original installation.
The EPDM roof shown above leaked in less than five years, and by ten years of age we found recurrent openings and leak risks at several seams in the roof as well as along the lower roof edge where that stupid gravel stop was installed.
EPDM Wrinkles Extend into Roof Membrane Seams, Aggravated by Gravel-Stop Ponding
Our photos below illustrate what happens when an EPDM wrinkle extends into a roof seam, and as you can see by the water stains, the gravel stop caused excessive ponding that gave frost extra time to work on and push open the seam tape near the roof edge. These seam failures (and leaks) began appearing in the rubber roof in less than five years. The photos below show the roof edge at 14 years of age.
Interim Roof Repairs Avoided a Leak Catastrophe in this EPDM Rubber Roof
We made some interim EPDM roof repairs by cutting out the worst wrinkles and gluing down new sections of EPDM roofing material over the cutout. But as more of the original work deteriorated, by the end of a decade and after discovering carpenter ant infestations traced to leaks near the roof edges, we just didn't trust this roof further.
We inspected this roof every year, sealing suspect seam edges by cleaning the plies and applying rubber roof seam sealer. But as our photo at below left illustrates, it was an endless task, exacerbated by that damnable gravel stop. At below right shows another of the original roofer's ideas for roof-wall flashing: "run it up the wall and glue the top edge of the rubber to the wood siding" - not a reliable installation and one that required constant attention.
Pounding the gravel stop "flat" to allow the roof to drain provided emergency relief to slow the frost working away at seams near the roof edge, but it left a horrible, ugly, and equally stupid roof edge flashing installation.
Beneath a section of garage roofing installed by the same contractor we found leak stains during interior renovations (below right) that were traced to a roof edge (and thank you gravel stop) leak that was hard to spot from outside. At below left I'm pointing to the soil staining in this small ponding area right over the leak shown at below right. We found a nice nest of active carpenter ants (photo) in the wall structure in this area. Leaks into an enclosed roof cavity mean that the space stays wet for a long time - a standing invitation to wood destroying insects and sometimes mold contamination as well.
Finally we just gave up on the annual cut and patch job on this roof. In 2012, after 14 years of cut and paste interim repairs, a better solution was provided by our associate, Eric Galow, of Galow Homes.
The new sections of EPDM were opened flat and allowed to relax in the incredibly hot sun (photo below left). The new material was fully adhered in place (below right) gluing half of the length of rubber at a time then gluing and smoothing into place the second half, working with care to avoid wrinkles.
That extension cord visible in the left photo was powering the leaf blower used to keep debris off of the to-be-glued surfaces. At below right you can see we used our bricks to hold the overlap seam of original EPDM down flat onto the new EPDM repair-surface during glue drying time.
Following this EPDM repair we visited all of the existing seams on the remaining original roof (upper slope sections), cleaning and re-sealing any seams that appeared at all suspicious. We also closed and sealed (or re-sealed) all of the EPDM seam edges with EPDM lap sealant as a final step.
Frequently Asked Questions (FAQs) about EPDM roofs: choices, life expectancy, installation, leaks, leak repair
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