Expert leak diagnosis, repair, and coating restoration for existing built-up (BUR) and modified bitumen roofs — the systems on Michigan's older commercial buildings, kept watertight by a crew that knows them.
Tell us about your building — we'll be in touch within one business day.
Built-up (BUR) and modified bitumen roofs cover thousands of older commercial buildings across Michigan — multiple asphalt and felt plies under gravel surfacing, or torch- and self-adhered membrane rolls. When they leak, most contractors quote a tear-off. We start with a repair.
Our crews handle the full failure list on these systems: blisters, splits and alligatoring, open seams and laps, flashing and penetration failures, and ponding damage. Smart repairs plus a restoration coating can add 10–15 years of service, and infrared and moisture assessment finds wet insulation before anyone spends a dollar.
We repair and restore existing built-up and modified bitumen roofs. When a system reaches the end of its life, we'll spec a modern single-ply replacement — TPO, EPDM, or PVC — or a standing-seam commercial metal roof where the building suits it, and show you the numbers for both paths. See our commercial roofing hub for every system we service.
BUR and mod-bit roofs fail in predictable places. Miss any of the six and the leak comes back — here's what we check on every repair call.
We assess the deck — steel, wood, or concrete — and confirm what's under the roof is still sound before any repair is scoped.
Infrared scanning and core sampling find insulation that's already soaked — wet board comes out in sections, or the repair traps the problem underneath.
Blisters, splits, and alligatoring in the plies or membrane — cut out, dried, and patched in kind so the repair moves with the roof.
Open seams and laps are the most common leak path on mod-bit — cleaned, re-adhered or torched, and sealed so water can't track sideways.
Curbs, drains, pipes, and wall flashings fail before the field does — we rebuild the details, because that's where most flat-roof leaks actually start.
Gravel redistributed, exposed plies re-surfaced, and restoration coating applied where it earns its keep — UV protection that adds years.
Honest assessment, precise diagnosis, and repairs that hold — with the documentation your budget process needs.
We don't walk a repairable roof and quote a tear-off. If repair and restoration will keep you watertight, that's what we recommend — with numbers for both paths.
Water travels on flat roofs. Infrared scanning and core sampling trace the leak to its source — so we fix the entry point, not just the stain below it.
Most BUR and mod-bit leaks start at flashings, drains, and penetrations — we rebuild those details properly instead of smearing mastic and hoping.
A sound BUR or mod-bit roof can be restored with a coating system — sealed, reflective, and warrantied, for a fraction of the cost of tear-off.
Active leak over inventory or tenants? Commercial leak calls jump our repair queue — temporary dry-in scheduled fast, with the permanent repair scoped right behind it.
Photo reports, moisture maps, and itemized scopes — the paperwork owners, boards, and property managers need to approve work and plan budgets.
Diagnosis, repair, restoration, and maintenance — everything an existing BUR or mod-bit roof needs to keep serving.
A straight assessment of your BUR or mod-bit roof — what to repair, what to restore, and what it should cost — with no pressure.
Get My Free Estimate →Five steps from assessment to a documented, watertight repair — scoped to what your roof actually needs.
We inspect the roof and deck, take core samples where needed, and confirm what's really in the existing assembly.
We map what's wet, what's failed, and what's sound — with itemized pricing for repair, restoration, or both.
Active leaks stopped first, wet materials removed in sections, and the roof prepped for permanent repairs.
Field repairs made in kind, seams and laps sealed, and flashings and penetrations rebuilt to shed water.
We water-test the repairs, photo-document the work, and hand you a report your records will actually use.
Nobody in commercial roofing publishes prices. We think that's backwards — you're building a budget, and you deserve real numbers before you ever sit through a sales call. These are honest planning ranges for typical commercial projects in Michigan.
Blisters, splits, ponding damage, and flashing failures — diagnosed with core samples, repaired to last.
A qualifying BUR or mod-bit roof can be coated and warrantied — a decade of life without a tear-off.
When repair money stops making sense, we'll spec a modern TPO, EPDM, or PVC replacement — and show you the math.
What moves the number:
The kind of track record that only comes from doing it right, in the same communities, for a very long time.
“A flat roof leak is a detective job. Water travels — find where it gets in, fix that in kind, and the roof keeps serving for years.”
Family-run since 1984 and fluent in the built-up and modified bitumen systems on Michigan's older commercial buildings. We diagnose it right, repair it right, and document everything — and when a roof is truly done, we say so.
Repair-first honesty, real diagnosis, rebuilt details, and 42 years of flat-roof experience in Michigan weather.
Hot asphalt plies, torch-applied and self-adhered mod-bit — we know how these systems are put together, so our repairs match how they behave.
A BUR roof gets BUR-compatible repairs; mod-bit gets properly torched or adhered patches — not a universal goop that peels off by spring.
Infrared and core assessment before the scope is written — so you pay to fix what's wet, and nothing that isn't.
Sometimes it's a flashing repair, sometimes a full coating restoration — we scope what the roof needs, not the biggest ticket we can write.
Family-run since 1984. We've kept BUR and mod-bit roofs serving across Michigan's full range of weather — and we know how they age here.
Photo reports and itemized scopes on every job, plus manufacturer-warrantied coating restoration systems — paperwork that satisfies owners and boards.
Factory-certified across the low-slope spectrum: Elevate (Firestone) · GenFlex · Mule-Hide · IB Roof Systems · GAF · Gaco silicone coatings.
Every roofer says “fast response.” We'd rather commit to numbers you can hold us to.
Every commercial call or inquiry gets a response from a person the same business day — not a voicemail loop, not a callback queue.
Report a leak and it jumps the queue — a technician on your roof inside the week, prioritized by severity, with maintenance-program buildings first in line. A documented visit that actually happens, not an emergency-line promise that doesn't.
What we found, what we did, and what to budget — photo-documented and sent to your file after every single visit. Your records, not our word.
Hold us to it — Port Huron (810) 984-3420 · Troy (248) 800-3269
Most commercial roofers claim every system in the book. We'd rather be honest about where we're excellent — and say so in writing.
If your project needs something we don't do, we'll tell you on the first call — and point you toward someone good. That's the fastest way to earn the next roof.
With offices in Port Huron and Troy, we serve building owners and property managers throughout the region. We also work commercial and flat roofs across Southwest Michigan.
Clinton Township · Shelby Township · Macomb Township · Utica · Mount Clemens · New Baltimore
Get a free assessment — what's wet, what's failed, and what it takes to fix it — laid out clearly, with repair and restoration options priced for your budget.