Built-up & modified bitumen roof repair in Michigan.
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.
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Tell us about your building — we'll be in touch within one business day.
The repair-first flat roof crew.
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.
Anatomy of a flat roof repair.
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.
Structural deck
We assess the deck — steel, wood, or concrete — and confirm what's under the roof is still sound before any repair is scoped.
Wet insulation
Infrared scanning and core sampling find insulation that's already soaked — wet board comes out in sections, or the repair traps the problem underneath.
Field of the roof
Blisters, splits, and alligatoring in the plies or membrane — cut out, dried, and patched in kind so the repair moves with the roof.
Seams & laps
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.
Flashings & penetrations
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.
Surfacing & coating
Gravel redistributed, exposed plies re-surfaced, and restoration coating applied where it earns its keep — UV protection that adds years.
Why owners call us first.
Honest assessment, precise diagnosis, and repairs that hold — with the documentation your budget process needs.
Honest Repair-First Assessment
No Tear-Off PitchWe 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.
Leak Diagnosis Done Right
Infrared + CoresWater 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.
Flashing & Detail Expertise
Where Leaks StartMost BUR and mod-bit leaks start at flashings, drains, and penetrations — we rebuild those details properly instead of smearing mastic and hoping.
Coating Restoration Option
+10–15 YearsA 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.
Storm & Leak Priority
Queue PriorityActive 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.
Documentation & Budgeting
Owner-Ready ReportsPhoto reports, moisture maps, and itemized scopes — the paperwork owners, boards, and property managers need to approve work and plan budgets.
Complete BUR & mod-bit repair services.
Diagnosis, repair, restoration, and maintenance — everything an existing BUR or mod-bit roof needs to keep serving.
Leak Diagnosis & Repair
Blister, Split & Seam Repair
Flashing & Penetration Repair
Coating Restoration
Moisture & Core Assessment
Maintenance Programs
Keep the roof you have. Longer.
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 →How a repair project works.
Five steps from assessment to a documented, watertight repair — scoped to what your roof actually needs.
Assessment
We inspect the roof and deck, take core samples where needed, and confirm what's really in the existing assembly.
Repair Scope
We map what's wet, what's failed, and what's sound — with itemized pricing for repair, restoration, or both.
Dry-In / Prep
Active leaks stopped first, wet materials removed in sections, and the roof prepped for permanent repairs.
Repairs & Details
Field repairs made in kind, seams and laps sealed, and flashings and penetrations rebuilt to shed water.
Inspection
We water-test the repairs, photo-document the work, and hand you a report your records will actually use.
What BUR & mod-bit repairs cost in Michigan.
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:
- Tear-off vs. recover — removing the old roof adds cost, but resets the clock and lets us fix what's underneath.
- Wet insulation & deck repair — found by core samples and moisture scans, and priced before work starts — never a mid-job surprise.
- Code-required insulation — Michigan energy code sets the R-value; more insulation costs more up front and less every month after.
- Edge metal, curbs & penetrations — detail work is where the labor lives; a cluttered roof costs more than a clean one.
- Access, height & staging — how hard it is to get material up and debris down changes the number.
- Warranty term — a 15-, 20-, or 30-year no-dollar-limit warranty changes the spec, not just the paperwork.
42 years. One standard.
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.
Why owners trust us with older roofs.
Repair-first honesty, real diagnosis, rebuilt details, and 42 years of flat-roof experience in Michigan weather.
Fluent in Legacy Systems
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.
Repairs Made In Kind
A BUR roof gets BUR-compatible repairs; mod-bit gets properly torched or adhered patches — not a universal goop that peels off by spring.
Moisture Mapping First
Infrared and core assessment before the scope is written — so you pay to fix what's wet, and nothing that isn't.
The Right Scope, Not the Biggest
Sometimes it's a flashing repair, sometimes a full coating restoration — we scope what the roof needs, not the biggest ticket we can write.
42 Years in Michigan
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.
Documentation & Warranties
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.
Response times you can put in your vendor file.
Every roofer says “fast response.” We'd rather commit to numbers you can hold us to.
A human, same business day.
Every commercial call or inquiry gets a response from a person the same business day — not a voicemail loop, not a callback queue.
Leaks go to the front of the schedule.
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.
A photo report after every visit.
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) 453-1717
BUR & mod-bit repair FAQs.
What we install — and what we don't.
Most commercial roofers claim every system in the book. We'd rather be honest about where we're excellent — and say so in writing.
We install & service
- TPO, EPDM & PVC single-ply systems — full replacement, recover, and repair, installed to manufacturer spec.
- Commercial metal roofing — standing-seam and screw-down systems, new and retrofit.
- Silicone, acrylic & liquid-applied coatings — roof restoration that defers replacement for a decade or more.
- Preventive maintenance programs — scheduled, photo-documented, warranty-compliant.
We don't — on purpose
- Spray polyurethane foam (SPF) roofing. We believe coatings and single-ply membranes serve Michigan's freeze-thaw climate better over the long haul — so we don't sell foam.
- New built-up (BUR) or modified bitumen installs. We repair and restore existing BUR and mod-bit roofs every week — but when replacement day comes, we'll spec a modern single-ply instead of selling you yesterday's system.
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.
BUR & mod-bit repair across Michigan.
With offices in Port Huron and Troy, we serve building owners and property managers throughout the region.
Leaking built-up or mod-bit roof?
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.