How To Understand The Cost Of Your Flat Roof Replacement

When you need to have a flat roof replaced on your home, how much should you expect to pay? What kind of materials are there? Figuring out a residential flat roof replacement cost involves taking several factors into consideration.

Type of Roofing Materials

The type of roof material you choose affects the price of your flat roof. Thermoplastic polyolefin (TPO) typically costs less than other materials, including polyvinyl chloride (PVC), metal and torch-down. However, you should also consider the life expectancy of these different materials.

Metal roofs, for example, typically have a longer life expectancy compared to other flat roof materials, though it does cost more to install. A professional roofer can help you weigh your options in terms of cost, life expectancy, and what your home needs in order to stay within your budget.

Access to the Roof

Access to your roof also raises the cost of your flat roof replacement. For example, a high roof can cost more to replace, since workers have to take extra precautions due to safety concerns and the materials can be more difficult to get to the roof. Labor costs might end up being higher as well if the replacement takes longer than usual when your roof is difficult to access.

Underlying Roof Structures 

The structures and materials underneath your roof can affect the cost of your flat roof replacement. Needing repairs done for damaged materials or structures, for example, will result in a higher cost overall. Roof structures can include a wood, metal, or concrete deck, along with a cover board and other materials.

Wind Loads and Fastenings

Local building codes typically determine the kind of wind loads and fastenings your flat roof should have. These can range widely in cost depending on the types you need for your home in the greater Puget Sound area.

Building Code Requirements

Building code requirements can change over time, so it’s important to know the latest ones. You can check with your local city, town, or county’s website to see if local building codes are posted. For example, you can find out whether or not a permit is required to re-roof your home with the same type of roof material or whether or not you need an inspection. Also contacting your local reputable contractor is a great option to learn more about the building codes.

If you’re looking for reliable roofing experts for you residential roof replacement in the greater Puget Sound area, Guardian Homes is a great option. We’ve been around for over 15 years and are here to help you keep your home safe and sound. Contact us today to get your next roofing project started!

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Here Are The Best Coatings For Your Flat Roof

Flat roof coatings are available in a variety of types these days. Homeowners no longer need to use tar with toxic fumes to seal their flat roofs. Rubber and PVC coatings are newer products you can use to seal your roof from the elements. The type of coating you choose for your roof will depend on your roof’s existing condition and the kind of coating already on your roof. Here are some of the best coatings for flat roofs today.

Acrylic Coatings

Acrylic coatings use water-based materials and don’t have any complex components in the mixing process. This simplicity creates better safety since acrylic is not a flammable material. Acrylic coatings are generally highly reflective and work well with bituminous and non-bituminous roofs.

The acrylic coating will need to be applied when there isn’t any extreme cold or heat. If you apply acrylic in intense heat, it won’t properly stick, and it may freeze under overly cold temperatures. If there is ponding water on your flat roof, it may also affect adhesion.

Silicone Coating

Many homeowners now prefer using silicon coating for their flat roofs because of its appealing aesthetics and solid protection from leaks. It’s one of the best coatings to withstand ponding water permanently. Silicone coatings won’t chip away over time. Since its quite sustainable, you don’t have to worry about replacing the coating until a decade or more. Silicone also holds up well in climates with extreme temperature fluctuations.

One notable downside is it has little resistance to abrasion, so it’s not a good option if your roof has considerable foot traffic. It’s also slippery under wet conditions.

Urethane Roof Coatings

Urethane roof coatings are a fluid-applied roofing system. They are most commonly used in sprayed-in-place polyurethane foam insulation and other commercial roofing substrates. There is no doubt urethanes are among the strongest, most durable coatings on the market today. Moreover, you can choose between aliphatic and aromatic urethane coatings. 

Aliphatic urethane coatings are extremely UV stable, dirt-resistant, and hold color longer, making them perfect for a topcoat. Aromatic coatings, on the other hand, are less expensive and don’t hold up well against UV rays, which is why they are often used as a base coat. 

Overall, urethane roof coatings adhere well to most flat roofing substrates, but they smell, have a shorter lifespan, and are relatively difficult to spray on.

Here at Guardian Homes in the greater Puget Sound area, we apply high-quality flat roof coatings on any roof. Our coatings can benefit your flat roof for several years without needing re-coat every other year. Contact us to find out more about our flat roof coatings and how to keep your flat roof in the best condition possible!

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How Often Do You Need To Seal Your Flat Roof?

Roof sealing is a vital part of protecting your flat roof from the elements and extending its lifespan. Generally, a good quality flat roof is expected to last about 10 years, but with proper coating, it can last much longer. Sealing is a great way to extend the lifespan of your flat roof and reduce the number of repairs it may need. But, how often should you seal your flat roof? 

When to Coat a Flat Roof

The main reason to recoat a flat roof is for water protection. If ponding does occur, the roof can leak and cause more damage inside. It’s worth resealing the roof every five years or so to avoid water damage. However, the following factors may often influence the frequency of roof coating:

Roof Style

For flat roofs, regular roof sealing is absolutely crucial since they are at high risk of ponding. So, the surface has to be perfectly waterproof to prevent leakage of water into your building. Even the smallest of leaks should be dealt with promptly to prevent any water damage. Typically, a flat roof left unsealed can have its lifespan reduced by up to 50 percent. Sloped roofs, on the other hand, do not need sealing as often since water can run off more efficiently and is less likely to pool.

Your Local Climate

Harsher climates call for more frequent roof sealing. Rough weather can break down the sealant much faster than climates without intense sun, heat, or rain. Areas with high winds may also have tree branches and other debris scratching or damaging the roof. Moreover, repetitive cycles of rain and sunshine can cause the sealant to expand and contract quickly, causing it to need frequent recoating.

How to Tell When a Flat Roof Needs Coating

It’s important to seal flat roofs as a pre-emptive measure instead of waiting for leaks or ponding. Any signs of leakage, ponding, or structural damage indicate your roof needs coating. But even if you don’t notice such signs, a flat roof should be sealed every five years to safeguard it from water damage.

Overall, roof sealing is a very critical part of keeping your flat roof in great shape. If you have a flat roof, you need to be vigilant about having the roof inspected annually. However, resealing won’t solve major issues. If the roof is damaged and needs repairs or replacement, it’s better to not waste money on coating the roof but fix the problems. Consider working with Guardian Home in the greater Puget Sound area for all your flat roofing needs. Schedule your appointment today!

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How To Guard Your HOA With These Services

Guardian Homes works closely with property management companies and HOAs in the greater Puget Sound Area to keep their buildings in excellent shape. Our team has the knowledge, experience, and professional expertise to handle all your roofing needs. With a thorough diagnosis, we can identify issues and offer solutions to ensure all involved parties are satisfied with the project. Here are the roofing services for HOA and property management companies:

Maintenance and Cleaning

A roof can perform with no problems for years, which makes it easy for it to be ignored. However, when a roof goes without maintenance for too long, it gives water a better chance to seep into the roof and minor repairs to escalate to major ones. Consistent maintenance is needed to keep a roof in working order and prolong its lifespan.

Guardian Home can provide you with annual maintenance plans to monitor the roof for signs of damage, remove debris, prevent structural damage, and keep the roof functioning properly. We also recommend having an inspection done after a storm goes through the area.

Roof maintenance and cleaning go hand in hand. A roof with an accumulation of dirt and debris should be cleaned to prevent the growth of algae and moss, and boost curb appeal. Using a biodegradable cleaning solution, Guardian can safely remove debris and any form of growth without damaging the integrity of the roof.

Repair

A roof plays an important part in protecting the interior of the home from external elements such as rain, hail, wind, and sun exposure. This means it’s constantly going through a beating.

When a roof needs repair, quick action is imperative to eliminate the need for large repairs or replacement down the road. Signs a roof needs repair include:

• Leaks in the attic
• Water spots on the ceiling
• Damp, bulging drywall
• Roof rot or exterior decay
• Blistering or peeling paint
• Electrical issues
• Heavy growth of algae, resulting in dark, dirty-looking spots on the roof surface
• Damaged or missing roofing material
• Excessive energy costs

Guardian Home proudly serves the customized solution of roof repair services with surety and authenticity. Using our 17 point roof inspection, our technicians evaluate the roof’s condition and repair damaged areas in a timely fashion, usually in one day. Whether a roof is a missing shingle, has suffered major storm damage, or anything in between, we have the experience needed to get the roof back to working properly.

Replacement

All roofs need to be replaced at some point, no matter the type of materials or how well they were maintained. If a roof replacement is needed in your community, either due to old age, wear and tear, or severe damage, make Guardian Home your choice for the installation. We have the experience, skill, and resources to expertly support your project from beginning to end. Our roof replacement services include careful preparation, considerate scheduling, and thorough cleanup.

We’re uniquely qualified to install just about any materials on any roof, including shingles, asphalt, flat roofing, metal, cedar shingles, TPO, and shake. We will work with you to choose a roofing system which will not only compliment your community’s style but will also protect the home and its occupants for years. We use the highest quality from the best manufacturers, including GAF and Owens Corning.

If you’re in need of a license and reliable roofing contractor for your HOA or property management company in the greater Puget Sound Area, please contact Guardian Home. We’ll set you up with a free on-site inspection and a written estimate.

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Behind The Scenes Of Your Flat Roof’s Lifespan

Flat roofs on residential buildings offer many benefits, and with proper maintenance, they can last for as long as 50 years. There are different types of flat roofing materials with each type offering a different lifespan. With all the choices and newer products coming into the market, homeowners want to know the average lifespan they can expect. Here are the most common residential flat roof materials.

• Built-Up Roof – Depending on how well you maintain your built-up roof, it can last for 15-20 years. The traditional hot-tar-and-gravel roofing material is built from three or more layers of waterproof material alternated with hot tar and ballasted with a layer of smooth river stone. 
• PVC – PVC is often reinforced with polyester or fiberglass to create a durable roofing material. PVC roofs can last up to 30 years and are highly resistant to fire and UV rays. 
• TPO – Thermoplastic polyolefin (TPO) has a wider range but can last for 15-20 years. This versatile roofing material can reflect UV rays and retard flames.
• Torchdown – A torchdown, or modified bitumen, is a single-ply rolled roof treated with a mineral-based wear surface. However, torchdown roofing systems have a slightly shorter lifespan than PVC and TPO.

Factors Affecting the Longevity of Flat Roofs

There are several factors which determine how long your residential building’s flat roof will last. In general, a flat roofing system can last anywhere from 10-50 years depending on the following factors:

• Climate
• Roofing material
• Installation
• Roof penetration
• Proper Maintenance

What this means is choosing the right roofing contractor is just as important as choosing the right roofing material. You need a professional with expertise and experience in installing various types of flat roof membranes. Additionally, proper maintenance involves ensuring efficient draining to avoid ponding which can eventually seep through and cause costly damage to the surface underneath. Consider working with Guardian Homes in the greater Puget Sound Area for all your flat roofing needs. Contact us today for more information!

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The Guardian Gazette: April 2020 Newsletter

Hello Friends,

I feel I can speak for most of us when I say that the last several weeks have been full of twists and turns, ups and downs. Our country (not to mention the world) and everyone in it has experienced so much change in so little time. While the health of our community is paramount, my heart goes out to all of the small businesses forced to close during this time. As an active member in my own local community I ask that you consider supporting these businesses as best you can; many of them have opened online stores or have incorporated delivery options to stay afloat and pay their employees.

I want to thank all the Medical Professionals who are working tirelessly day in and day out to provide care to the ailing. Thank you to the police officers and 1st responders working hard to keep our community safe. Thank you to all the unsung heroes doing good deeds and kind acts because it’s the right thing, not the easy thing.

Here at Guardian we feel incredibly lucky to be considered a Essential Business (as defined by State and Federal guidelines) and we will continue to serve those in need of emergency roof services for as long as permitted.

In consideration of your peace of mind, Guardian has taken increased measures to ensure we can continue to serve you while protecting your health and the health of our technicians.

To minimize face to face interaction, we have reworked several of our services for your safety and convenience:

I want to personally thank our customers, our vendors, and our team for supporting us through this time. It is because of you we continue to get out of bed every morning, ready to embrace the day and work hard in an industry we love. We will continue to stay up to date on all State and Federal guidelines related to COVID-19 and essential services. To learn more about how Guardian is taking responsible measures to keep you safe click here.

If you are experiencing a roofing emergency, please know that Guardian is here- ready, willing, and able to help you! While I’m sure you have heard this before, it doesn’t make it any less true: we will all get through this together.

Stay safe and stay healthy,

Lori & Matt & The Guardian Team

Guardian is Pleased to offer our services to Home Owner Associations and Property Management Companies in the King, Pierce, Kitsap, Thurston, and Snohomish Counties!

We understand homeowners may feel overwhelmed when working to comply with their HOA’s rules and regulations. To alleviate that stress Guardian’s Expert Technicians will work with your HOA or property management company to ensure all the correct documentation and steps are taken and all involved parties are satisfied with the project.

Whether you’re an HOA resident, HOA board member, or a property manager, Guardian Roofing understands the most important elements of any roof are aesthetic appeal and overall quality. The Team at Guardian are happy to assist you and your Home Owners Association with:

Roof Repairs & Same Day Leak Service

Cleaning & Maintenance

Replacement Installations

Protection Programs & Memberships

Maintain your neighborhood’s curb appeal and invest in your roof’s overall integrity! Call us at (253) 926-9966 to learn how we can assist you with your Home Owner’s Association or Property Management Company! Or click the button below to learn more!

CLICK TO LEARN MORE

No One Ever Became Poor by Giving

Giving back has always been at the core of who we are at Guardian. We truly care about our community and the welfare of our neighbors, which is why we are doing our part to support the Auburn Food Bank through the donation of canned goods and bulk supplies.

Right now many Families are finding themselves in difficult situations where money is tight and tough decisions have to be made. Local Food Banks are literal life-savers in these situations: the meals they provide are the difference in whether or not the rent can be paid, the electricity remains on, the gas tank can be filled up. Now more than ever your local Food Banks are providing a very essential service. And right now more than ever, they need your help to continue supporting a community in need. Please consider donating to your local Food Banks – help them help others.

By Guardian Home

Now that the weather is getting warmer and dryer, it’s time to put away the winter things and get ready for spring. You’ll need to check the outside of your home for winter damage and take care of the small repairs before they get worse. Here’s a short list of the first tasks we need to accomplish…

CLICK TO READ FULL ARTICLE

Calling All Young Artists!

Are the kiddos schooling from home these days! Running out of things for them to do?

Have them draw their roof! Print out the page below and have your little ones fill in their roof! Post their masterpiece to our Guardian Facebook Page and we’ll include it in May’s newsletter!

Meet the Team: Evan Waldron

Guardian is excited to welcome Roofing Specialist Evan Waldron to the Team! Evan has worked in the construction industry for 11 years and finds great satisfaction in finding solutions and solving problems. Evan is excited to join the Team and be in a position that positively impacts the lives of many. When he’s not out helping homeowners, Evan enjoys spending time with his wife Sara and their cat Pearl. He also likes hiking, hunting, snowboarding, and waterboarding!

WE WANT TO HEAR FROM YOU!

Do you have an interesting roofing story?
Tell us on facebook

!

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Where Can Flat Roofing Be Installed On My Home?

Flat roofing is often associated with commercial and industrial buildings. But times have changed, and flat roofing systems have revolutionized the residential roofing industry. As a matter of fact, flat roofs are installed anywhere, including the house itself, garages, porches, sheds, and more. 

The Best Materials for Residential Flat Roofs

There are multiple options when it comes to residential flat roofs. As a homeowner, you need to understand the performance of each roofing material and see if it aligns with your priorities. 

PVC (Polyvinyl chloride) 

PVC is a sturdy thermoplastic membrane which can be reinforced with fiberglass or polyester to create a strong, durable flat roofing material. It is highly resistant to fire and UV rays and is known to be waterproof. PVC can be a more expensive material, however.

TPO 

Thermoplastic polyolefin (TPO) can reflect UV rays and resist flames. With proper installation, this flat roofing material can effectively prevent moisture penetration, making it highly durable. It’s also lightweight and easy to install.

Torchdown/Modified Bitumen 

This single-ply material is extremely durable and rugged. Modified Bitumen is a bit more complicated to install since it is rolled on to the roof’s surface using a blowtorch to secure it in place. On the flipside, torchdown is weather-resistant and easy to repair. However, you’ll need regular maintenance to improve its lifespan.

Built-up Roofing 

Technically, a built-up roof (BUR) is made of tar and gravel. Today, you’ll find built-up roofs using more advanced materials such as fiberglass membranes as opposed to tar paper. This roofing material is highly durable and long-lasting. While BUR is waterproof and extremely strong, tar can shrink over time when exposed to external elements like sunshine. Its heavyweight also makes it hard to install.

Poly Iso insulation

Polyiso or Polyisocyanurate is a rigid insulation board manufactured from closed cell foam. It’s available in different sized boards with a range of thicknesses. This is installed under roofing membranes for insulation purposes.

Advantages of a Residential Flat Roof

Flat roofing may visually appear to be entirely flat, but this isn’t the case. Flat roofs have a low pitch to drain water. Here are a few benefits of flat roofs for residential properties.

• Thanks to its compact design, a flat roof can fit smaller structures. For example, a flat roof can accommodate the trickiest designs when extending your house. It is also ideal for porches, dormers, garages, and many more.
• Flat roofs are generally affordable since the materials and labor often cost less than high-pitched roofs.
• Installing flat roofs is faster and easier since most of the materials are generally lightweight. 
• Easy maintenance, repair, and replacement since its less risky to access and walk on flat roofs.
• Durable and resistant to leaks and extreme temperatures.

Are you considering a flat roof for your residential home? Keep in mind every roofing system should be installed by an experienced local roofing contractor to guarantee longevity. At Guardian Homes, we’ve been installing, repairing, maintaining, and replacing flat roofs in the greater Puget Sound Area for years. Contact us today to get a free estimate for all your roofing needs!

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