Modified Bitumen Roofing Repair

Modified bitumen roofing has become a popular choice for low-slope and flat roofs, particularly in commercial and multifamily residential applications. Known for its strength and long-term durability, this system provides effective waterproofing and is often regarded as a reliable solution for buildings exposed to harsh weather conditions.

Like all roofing systems, however, modified bitumen is not immune to wear and tear. Over time, damage from UV exposure, foot traffic, or storms can lead to leaks or structural issues. That’s where regular maintenance and prompt repairs make a big difference.

At Hardesty Roofing, we’ve been repairing and maintaining modified bitumen roofs throughout Richmond, Charlottesville, the Tri-Cities, Northern Neck, and Tidewater since 1990. Our team is thoroughly familiar with this material and is ready to help you maintain your roof in optimal condition.

What Is Modified Bitumen Roofing?

Modified bitumen is an asphalt-based roofing system designed for low-slope roofs. It evolved from traditional built-up roofing, combining asphalt with polymer modifiers to increase flexibility and resistance to extreme weather conditions. The result is a tough, waterproof membrane applied in layers to create a sealed roofing surface.

These systems are typically installed using heat (torch-down), cold adhesives, or self-adhering materials. Once applied, the result is a smooth, durable roof that resists cracking, shrinking, and weather damage.

Benefits of Modified Bitumen Roofing

There are many reasons building owners choose modified bitumen roofing. First, this system is highly durable. It stands up well to foot traffic, impacts, and changing temperatures. The multiple layers create a strong barrier that withstands daily use.

Next, modified bitumen is water-resistant. Proper installation ensures seams are tightly sealed, helping prevent leaks and water infiltration. This is especially important in areas with frequent rain or snow.

It is also UV-resistant, particularly when finished with reflective coatings or granulated surfaces. These options help reduce heat absorption and extend the roof's lifespan.

Installation is relatively flexible, too. Contractors can apply it in various ways, depending on building needs and budget. It can also be installed over existing roofing systems in some cases.

Drawbacks to Consider

Despite its benefits, modified bitumen roofing does have a few limitations. One concern is the potential for seam failure. Although seams are usually sealed well during installation, they can still separate over time, especially if the roof is exposed to frequent expansion and contraction due to fluctuating weather conditions.

Another drawback is the risk of improper installation, especially with torch-down methods. Improper heat application can damage the membrane or create fire hazards if not handled correctly. That is why experience matters.

Modified bitumen also tends to be less flexible than newer single-ply materials such as TPO or EPDM. This can lead to cracks or blisters if the building settles or moves significantly.

Maintenance is important, too. Without it, aging bitumen can become brittle or lose granules, especially under harsh weather conditions.

Common Issues with Modified Bitumen Roofs

Even a well-installed roof will eventually need attention. Knowing what to look for can help you catch problems early and avoid costly repairs later.

1. Blistering or Bubbling

Blisters form when air or moisture becomes trapped between layers of roofing material. As temperatures rise, the trapped air expands, creating bubbles on the roof’s surface. These areas are more prone to cracking and can lead to leaks if ignored. To repair blisters, we carefully cut away the affected area, dry the surface, and install a new patch that is sealed and secured properly.

2. Cracks and Splits

Temperature swings and building movement can cause modified bitumen to crack over time. Cracks allow water to enter the roof system, damaging insulation or decking underneath. We address these issues by cleaning the area, reinforcing it with a membrane patch, and sealing the edges with compatible adhesives or heat.

3. Seam Separation

Over time, seams between membrane sheets can separate or lift. This usually happens due to age, water exposure, or improper installation. Once a seam opens, water can seep in and spread throughout the roofing layers. The repair involves cleaning the seam, applying fresh adhesive, and resealing with a heat weld or cold patch.

4. UV Damage and Surface Wear

If your modified bitumen roof has a smooth surface without granules or a coating, it may degrade faster under direct sunlight. UV rays can dry out the asphalt, making it brittle and more likely to crack. Applying a reflective coating can restore the surface, enhance energy efficiency, and prolong the roof's lifespan.

5. Drainage Issues

Flat roofs often struggle with drainage. When water pools on the surface, it stresses the roofing system and can lead to leaks. Over time, standing water also breaks down seams and materials. Fixing drainage problems may include installing tapered insulation, cleaning clogged drains, or adjusting rooftop pitch in key areas.

How We Repair Modified Bitumen Roofs

At Hardesty Roofing, we start every project with a thorough inspection. Our goal is to find the source of the problem and assess the overall condition of your roof. Sometimes, the leak you see inside starts far from where the water enters the building.

After identifying the issue, we use manufacturer-approved materials and techniques to make repairs. Whether it’s a simple patch, a full membrane overlay, or a seam re-weld, we perform every repair with precision and care.

In some cases, if the damage is widespread or the roof is nearing the end of its life, we may recommend a larger restoration or full replacement. However, we always focus on long-term value and provide honest guidance.

Why Choose Hardesty Roofing?

With over 30 years of experience, Hardesty Roofing is a trusted expert in modified bitumen roofing. We work with top brands and use high-quality materials to deliver long-lasting results. Our team is trained in all forms of modified bitumen installation and repair, including torch-down, cold-applied, and peel-and-stick systems.

We proudly serve Richmond, Charlottesville, the Tri-Cities, Northern Neck, and Tidewater with reliable service, clear communication, and attention to detail. Whether you manage a commercial property, apartment complex, or large residential building, we’re here to help.

Our repair crews respond quickly, minimize disruption, and leave the job site clean when the work is done. We also offer scheduled maintenance programs to help you catch issues early and protect your investment.

Schedule Your Roof Inspection Today

If your modified bitumen roof is showing signs of wear or leaking after heavy rain, it’s time to take action. Small problems can escalate quickly, and addressing them early saves money and stress in the long run.

Hardesty Roofing is ready to assess your roof, explain your options, and make the repairs needed to keep your building dry and protected.
Contact us today to schedule a modified bitumen roof inspection. With our experience, training, and commitment to quality, your roof is in good hands. Let us help you get the most from your roofing system for years to come.