Case Study: Restoring an 18-Year-Old EPDM Store Roof

Project: Trimble Ace True Value Hardware, near Durango, Colorado. Installing contractor: Samuel (Sam) Gingerich, a commercial roofing contractor installing Conklin systems. Project facts below are reported by the contractor.

Can a leaking EPDM roof be restored instead of replaced?

Sometimes. It depends on what an inspection finds under the surface. On this store, the roof leaked inside, but the existing black EPDM membrane was still serviceable and no moisture was found during the assessment. That is why restoration was evaluated instead of a full tear-off.

The symptom: interior leaks on a busy retail store

The roof covers about 13,400 square feet and was roughly 18 years old. Staff reported leaks inside the store. For a retailer, the worry is not only the roof. It is wet stock, closed aisles, and customers walking around buckets.

The problem: replacement was already on the table

A proposal had been written to remove the existing membrane and install a new half-inch cover board and new EPDM membrane. That would fix the leaks, but it would also mean demolition over an open store. Before agreeing to that, the owner needed to know whether the roof underneath had actually failed.

According to Gingerich, it had not. There was no extensive deterioration and no saturated insulation found. Leaks on a roof like this usually trace to seams and details, not the whole field.

The solution: a reinforced white coating over the existing roof

The crew:

• Cleaned the roof with Conklin WAC II membrane cleaner.
• Applied an adhesion primer.
• Embedded 5-inch Spunflex fabric in base coat at the seams.
• Reinforced the field of the roof with fabric and base coat.
• Finished with a white Conklin PUMA XL topcoat.

The contractor reports about eight working days on the roof, with some pauses for rain.

What did it cost compared with replacement?

Gingerich reports a restoration contract of $70,350. The replacement estimate for this same roof was $138,000. Those are the two figures for this one project, with this roof, this scope, and this location. They are not a price you should expect on your building. Your cost depends on roof type, condition, wet areas, access, and detail work, which is why every project starts with an on-site inspection.

Did the store have to close?

No. The store stayed open the whole time. Staff noticed some pressure-washing and footstep noise, but said normal conversation and business carried on.

What warranty came with it?

Gingerich reports a five-year workmanship warranty from his company and a 20-year Conklin manufacturer system warranty for this project. Keeping the manufacturer warranty requires an annual service agreement starting in year two. Coverage and exclusions are set by the issued written warranty, not by this article. Recoating after the first term may be possible, depending on the roof's condition and new warranty eligibility; nothing extends automatically.

What we can and can't tell you about results

The roof went from black to white. We do not have measured before-and-after energy bills for this building, so we are not claiming any energy savings. No tax treatment was documented for this job either.

What owners and facility managers can take from this job

1. Get the roof checked for moisture before you approve a tear-off. Leaks alone don't prove the roof is done.
2. Compare written scopes, not just totals. Ask what each proposal removes, adds, and leaves in place.
3. Ask how the work affects your business. Here, the store stayed open.
4. Read the warranty conditions. Find out who issues it and what upkeep keeps it valid.

For the full decision process, read restoration vs. replacement: how to decide. Before you replace your commercial roof, see if restoration is an option. See Sam Gingerich's Durango work or request a free roof inspection.