That’s the truth—flat roofs are a pain when it comes to tracking leaks. I tried patching for a while too, but after chasing water all over and finding soft spots, I finally bit the bullet and did a full tear-off. Cost me, but no more buckets or surprises during storms. Worth it in the end.
I tried patching for a while too, but after chasing water all over and finding soft spots, I finally bit the bullet and did a full tear-off. Cost me, but no more buckets or surprises during storms. Worth it in the end.
That’s pretty much the same conclusion I reached after years of chasing leaks on my old modified bitumen flat roof. I kept thinking I’d find “the” spot—sometimes it’d look like a tiny crack, other times a bad seam—but water always found a new path. Flat roofs are just unforgiving when it comes to drainage and hidden damage.
Did you notice if your insulation was soaked underneath? In my case, by the time I went for the tear-off, there were whole sections where the decking was mushy. Kind of scary how long that can go unnoticed until you step in the wrong place. Guess that’s one of the big risks with patching—if you miss even a small area, moisture just keeps sneaking in and rotting things out from below.
I’m curious if you went with the same type of roofing system or switched it up? I debated between TPO and EPDM when I replaced mine last year. Ended up with TPO since it seemed to hold up better in our hot summers, though the install cost was a bit higher than I expected. Still, like you said—peace of mind during storms is worth a lot.
If anyone’s still trying to track down leaks on their own, one thing that helped me (for a while) was doing a water test with a hose, starting at the lowest point and working up in sections. Even then, it was hit or miss since water can travel horizontally under the membrane before showing up inside.
Honestly, unless you’re dealing with something super minor and recent, a full tear-off is usually less hassle in the long run. Curious if anyone’s had luck with those liquid-applied membranes as a last-ditch effort? Never tried them myself but heard mixed reviews.
Flat roofs… never boring, that’s for sure.
I get why folks go straight to a full tear-off, but I actually had decent luck with a liquid-applied membrane on my old place. It wasn’t a forever fix, but it bought me a couple extra years before I had to shell out for the big job. Prep is everything—if you just slap it on, it’ll peel or bubble. Not saying it’s perfect, but if money’s tight or you need time to plan, it’s not the worst option. Flat roofs are just a pain, no matter what you do.
- Liquid-applied membranes have bailed me out a couple times too, especially when budget was tight or I needed to stretch things a bit longer.
- Totally agree—prep makes or breaks it. I’ve seen folks rush and end up with worse leaks than before.
- One thing I ran into: sometimes the leak source is nowhere near where the water comes in. Chasing it drove me nuts.
- Have you tried using a hose in sections to pinpoint the entry? Or maybe infrared scanning? Just curious what’s worked for others when the usual suspects (flashing, drains) check out...
Water’s sneaky—on my flat roof, the leak ended up being a cracked vent pipe boot almost ten feet from where the drip showed up inside. I tried the hose trick in sections, but honestly, it was a pain since water kept finding new paths. Ended up borrowing a FLIR camera and that made all the difference. It picked up the damp spots under the membrane way better than my eyes ever could. Not cheap to rent, but it saved me from tearing up half the roof just guessing. If you’re at your wit’s end, I’d say thermal imaging is worth a shot.
