Exterior Commercial Services
Built-Up & Modified Bitumen Roof Repair
Leak repair for tar and gravel, built-up, and modified bitumen roofs on commercial and multi-family buildings.
Many of the older commercial buildings in the DMV still have asphalt roofs: built-up tar and gravel, smooth-surfaced BUR, or modified bitumen that was torched, mopped, or cold-applied. These roofs are often decades old and have been patched more than once by different contractors. TopKey repairs them on office buildings, condominiums, apartment buildings, schools, and government facilities across Maryland, Northern Virginia, and Washington, D.C.
Most leaks on these roofs start at the details: a pitch pan that has dried out, flashing pulling away from a parapet wall, a blister that has split, or water ponding around a drain on a roof that was never sloped right. We find where the water gets in and repair it with materials that work with the existing roof. If the roof is near the end of its life, we tell you before you spend money on repairs.
What we do
Built-Up and Modified Bitumen Repair Services
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Tar and gravel roof repair
We clear the gravel at the leak, rebuild the damaged plies with new felt and asphalt, and put the gravel back.
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Modified bitumen repair
Torch-applied and cold-applied patches, seam and lap repairs, and new cap sheet over worn or split areas.
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Blister and split repair
Blisters cut out and re-covered, and cracked or split membrane repaired before water reaches the insulation.
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Flashing and parapet repair
Base and counter flashings rebuilt at walls, curbs, and roof edges, where asphalt roofs leak most often.
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Penetrations and pitch pans
Pipes, exhaust fans, rooftop unit curbs, and pitch pans resealed or rebuilt.
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Drains and ponding water
Drains, scuppers, and crickets repaired or added so water leaves the roof instead of sitting on it.
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Wet insulation replacement
Saturated insulation under the repair area removed and replaced, so the patch does not seal water in.
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Coatings for aging asphalt roofs
Restoration coatings that extend a sound BUR or mod-bit roof, applied only after a moisture survey shows the insulation is dry.
Benefits
Signs Your Built-Up or Mod-Bit Roof Needs Repair
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Bare spots in the gravel
Where gravel has washed or blown away, the felts underneath dry out and crack in the sun.
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Blisters and alligatoring
Raised bubbles and a cracked, scaly surface mean the asphalt is aging and moisture may be trapped.
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Water that stays after rain
Standing water 48 hours after a storm breaks down asphalt roofs and points to a drainage problem.
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Flashing pulling away from walls
Base flashing separating from a parapet or curb is one of the most common leak sources on these roofs.
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Leaks around rooftop equipment
Exhaust fans, vents, and unit curbs are where old patches fail first.
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Stains on top-floor ceilings
By the time stains show up inside, water has often been running under the roof for a while.
How it works
Our On-Time and On-Budget Process
Four steps from first call to finished project. No surprises at completion.
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Talk to a Professional
Call 301-245-2070 or send a request online. A TopKey team member answers your questions and scopes the first visit.
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Site Visit
We come to your property, walk the building with you, and listen to what the space needs to do.
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Estimate
You receive an accurate proposal with a realistic timeline, backed by decades of commercial construction experience.
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Job Execution
Our crews complete the repair or renovation with minimal disruption to tenants, staff, and operations.
Testimonials
What property managers say
“Top Key has done several jobs for me at various locations. We are pleased with the prompt response and attention to detail in taking care of our needs. Top Key has worked on roof repairs, stairwells, leaks, asphalt repairs, roof hatch, bollards, etc. Top Key has done top notch work and I highly recommend this company for any and all projects.”
“TopKey Construction did a number of projects at my commercial building in Md. They did parking lot restriping, and office buildouts that included beautiful, specialized accent walls. The company was efficient clean, and very easy to work with. The work was done in a timely fashion. I would highly recommend them.”
“St. John's School in Clinton, MD has used TopKey for the past 3 summers for major construction projects to enhance the safety of our school as well as making it more energy efficient with new windows. From the sales rep to the project manager to the technicians themselves have always been professional and courteous. They are always vigilant of when students are on campus and respect their safety. We would strongly recommend TopKey for any project large or small.”
“Glen, Duane, Nancy and your team did an awesome job on the Columbia Park project. Brought to light some unsafe conditions with one of the electrical panels and repaired. Addressed the hot water heater and fountain wiring issues which were outside of the original scope of work. The overall work performed was outstanding and within the scheduled time-line despite some unforeseen items that arose with the warehouse demo portion. Thank you!”
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Service area
Built-Up Roof Repair Across Maryland, Northern Virginia & DC
From our Laurel, Maryland headquarters, TopKey crews serve commercial and multi-family properties within roughly 50 miles, covering Maryland, Northern Virginia, and Washington, D.C.
FAQ
Built-Up Roof Repair Questions, Answered
What is the difference between built-up and modified bitumen roofing?
A built-up roof is several layers of asphalt and reinforcing felt, often topped with gravel. That is the classic tar and gravel roof, which most people just call a tar roof. Modified bitumen is asphalt with rubber or plastic modifiers, made into rolls that are torched, mopped, or adhered in one or two layers. Both are asphalt-based, and we repair both.
Can an old tar and gravel roof be repaired, or does it need replacing?
Many can be repaired. If the leaks are at flashings, penetrations, or a few damaged areas and the insulation is dry, a repair is usually the right call. If the felts are failing across the roof or the insulation is saturated, repairs will not hold for long, and we will tell you so. A moisture survey settles the question.
How much does a built-up roof repair cost?
Localized repairs commonly run from several hundred to a few thousand dollars. Larger areas, wet insulation, or flashing rebuilt along a whole wall cost more. We provide a written estimate after we inspect the roof. Call 301-245-2070 to schedule one.
Do you work with property managers and condo boards?
Yes. We provide the photos, written scope, and estimate a property manager or board needs to approve the work, and we schedule around tenants and residents.
Related Services
Talk to a built-up roof repair professional today.
Schedule a free consultation and site visit. We will walk the property, listen, and deliver an accurate estimate with a realistic timeline.
- Job completed on time. On budget.
- 100% customer satisfaction guarantee.
- Absolutely 0 surprises at completion.
- Professionally trained technicians.