PARAGON ROOFING BC · BURNABY

Torch on roofing
in Burnaby

Repair the problem.
Plan the right replacement.

SBS membrane roofing for low slope homes, strata properties and commercial buildings. Paragon Roofing BC assesses leaks and worn roof areas, explains the options and prepares a scope for the work your building needs.

Discuss your roof Call 604 358 3436

Tell us your Burnaby location, roof concerns and whether the building is occupied.

Grey granule surfaced roof with membrane laps, metal vents and houses beyond
The roof surface is only part of the assessment. Vents, seams, edges and drainage need attention too.

START WITH THE BUILDING

What does your roof need?

Leak investigation and repair

A new stain, an open seam or a recurring leak needs an assessment of the source and surrounding materials. A patch should address the cause and suit the existing membrane.

Removal and replacement

Where deterioration is widespread, plan the removal, exposed deck review, membrane assembly and drainage details together. Concealed damage needs a clear approval process.

Maintenance and planning

Bring previous reports, repair dates and photographs. A useful maintenance plan separates urgent defects from routine care and areas that need further investigation.

TELL US WHAT YOU HAVE NOTICED

Start with a roof assessment

Describe the leak or planned work, the property type and how the roof can be accessed. For strata or commercial buildings, name the person coordinating access and approvals. Confirm the assessment scope, any fee and available timing with our team.

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Paragon Burnaby #1

UNDERSTAND THE ASSEMBLY

What is torch on roofing?

Torch on roofing uses modified bitumen sheets bonded with heat. SBS is a rubber modifier blended into asphalt to give the membrane flexibility. The roof covering includes a base layer and a cap layer, with the exact products and attachment method chosen for the assembly.

A granule surfaced cap sheet provides the exposed weather surface. Its overlaps, wall connections, edges and penetrations must work as one roof system. A suitable deck, insulation, cover board and vapour control design are also part of the decision.

CONDITION BEFORE AGE

Can a torch on roof be repaired?

Often, a local membrane defect can be repaired. The decision depends on whether the surrounding roof and materials beneath it can support a durable repair. A leak alone does not establish that the whole roof needs replacement.

On a small screen, scroll the table sideways to read every column.

Repair and replacement decisions
What is found What to establish before choosing the work
A local open seam or damaged detail Check the adjacent membrane, flashing and moisture condition. Confirm that compatible repair materials can bond to a sound surface.
Repeated leaks in the same area Investigate drainage, wall connections and earlier repairs. Covering the same spot again may leave the underlying cause unresolved.
Widespread wear or wet materials Define the affected area and any further investigation needed. Compare removal and replacement against the limits of another local repair.
A proposed overlay Confirm the existing layers, attachment, moisture condition, weight and manufacturer suitability. An overlay is a project decision, not a default shortcut.

Keep off a leaking or damaged roof. Share photographs taken from a safe location and let the assessment establish access and investigation needs.

ROOF VIEWS

Look at the whole roof, then the details

Low slope grey membrane roof with two metal vent covers and a pipe
Membrane courses cross the roof field. Each vent and pipe adds a connection that needs its own assessment.
Dark membrane roof with pipes and a vent beneath an overcast sky
A darker membrane surface with several penetrations. See the Massey Street project record for this Paragon roof.

CHOOSE THE SYSTEM

Torch on and other low slope options

The roof shape, deck, drainage, access and limits on open flame help determine the system. Compare complete assemblies and installation methods, not just the colour of the finished surface.

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Membrane choices to discuss
Option Installation approach Decision to discuss
Torch applied SBS Modified bitumen sheets bonded with a roofing torch. Can the proposed assembly and site support the required hot work controls and detail methods?
Self adhered SBS Compatible sheets bond using their adhesive backing. Are the substrate, preparation, weather conditions and full system suitable?
TPO or PVC Single ply sheets with hot air welded seams. Attachment varies by system. How will sheet attachment, seams, roof edges and equipment details be designed?
EPDM Rubber membrane with compatible seams, adhesives and flashing products. How will attachment and the many junctions on this particular roof be handled?

Some projects combine different application methods at the roof field and sensitive details. Ask for the exact products and instructions that apply.

FROM ASSESSMENT TO HANDOVER

What a replacement plan should cover

01

Assess and define

Review the existing roof, leaks, drainage and accessible deck conditions. Identify areas that remain concealed and whether additional investigation is needed before pricing.

02

Prepare the property and roof

Agree on material deliveries, access, debris removal, occupied areas and temporary weather protection. Specify which existing layers are removed and how deck repairs will be documented and approved.

03

Install the specified assembly

The scope should explain insulation and cover board work, membrane attachment, drains, walls, curbs and penetrations. Installation details must follow the selected system, with appropriate methods at fire sensitive areas.

04

Review and keep the records

Agree on the completion review, photographs, cleanup and any outstanding items. Keep product details, invoices, maintenance instructions and the applicable warranty documents together.

A QUESTION TO SETTLE BEFORE WORK

Open flame needs a specific plan

A roofing torch introduces a fire hazard. The RCABC Roofing Practices Manual calls for a fire risk assessment, appropriate protection of combustible materials and a recorded fire watch after torch use ends.

For an occupied Burnaby home, strata building or business, ask who is responsible for the plan, what restrictions apply and how building access and any affected equipment will be coordinated.

CLOSE VIEWS

Seams and edges deserve a closer look

Close view of granule surfaced membrane laps with a dark bead along their edges
A close view of overlapping membrane courses. The visible seam is one part of a professional review of the roof.
Granule surfaced membrane at metal edge flashing with a pipe penetration
A pipe and metal perimeter interrupt the roof field. Their connections need compatible details and ongoing inspection.

COMPARE THE SAME SCOPE

What should a torch on quotation include?

A price is useful only when you know what it covers. Ask each proposal to identify the roof areas, products, work and exclusions so you can compare the same job.

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Written quotation checklist
Scope item What to ask for
Removal and deck Existing layers to be removed, disposal, deck condition assumptions and the process for approving concealed repairs.
Roof assembly Vapour control, insulation, cover board, base and cap sheet products, attachment and any relevant assembly classification.
Drainage and details Drains, scuppers, overflow routes, roof edges, wall flashings, curbs and penetrations included in the work.
Hot work and access Site specific precautions, fire watch responsibility, property protection and coordination with occupants or other trades.
Weather and changes Temporary protection, scheduling assumptions, exclusions and written approval before additional work.
Completion and warranties Handover records, maintenance requirements and separate manufacturer and workmanship warranty terms.

What changes the cost?

Roof area and access, removal of old layers, deck repairs, insulation, drainage changes and the number of details all affect the scope. A small roof with difficult access or many penetrations can need more work than its area suggests.

What changes the schedule?

Weather windows, material availability, roof access, occupied areas and concealed conditions can alter the sequence. Agree on communication, temporary protection and how the schedule will be updated.

PLAN AROUND THE PROPERTY

Burnaby homes, strata and commercial roofs

Homes and additions

Identify every low slope area, including additions and garages. Note roof to wall connections, nearby trees, access routes and anything below the work that needs protection.

Strata properties

For buildings in Metrotown, Brentwood or Edmonds, organize leak reports by roof area and affected unit. Confirm resident notices, parking, delivery space and who approves changes. The Metrotown roofing guide provides further neighbourhood planning context.

Businesses and larger roofs

Discuss customer entrances, occupied spaces, rooftop equipment and access for other trades. Explore commercial roofing in Burnaby for the broader building scope.

Our Burnaby roofing services page covers other roof types and related work. For a property across the city boundary, see torch on roofing in Vancouver.

AFTER THE WORK

Keep a useful maintenance record

Arrange professional checks

Set a review schedule based on the roof, manufacturer requirements and site conditions. Report new leaks, persistent standing water, loose edge metal or damage after storms and rooftop work.

Ask the maintenance scope to include accessible drainage routes, membrane seams, flashing, penetrations and traffic areas. Review findings before choosing repairs.

Make the next visit easier

Keep dates, photographs, affected rooms, weather conditions and previous repair invoices. Record areas that could not be inspected. Avoid puncturing blisters, applying unknown sealants or attempting torch repairs yourself.

Our commercial roof maintenance guide explains how to organize findings and follow up on work.

QUESTIONS BEFORE YOU COMMIT

Torch on roofing FAQs

What is the difference between SBS and torch on roofing?

SBS describes the modifier used in the bitumen membrane. Torch on describes an application method. SBS products can use different attachment methods, so the quotation should identify the actual membrane system and how each layer will be installed.

Does a leak mean I need a new torch on roof?

No. An isolated defect may be repairable when the surrounding materials are sound. Repeated leaks, widespread deterioration or wet materials beneath the covering need further assessment. The proposal should explain the cause being addressed and the limits of a local repair.

Can new membrane go over my existing roof?

Sometimes, but an overlay needs an assessment of the existing assembly, moisture condition, attachment and suitability for the proposed system. The quotation should explain why an overlay is appropriate or why removal is needed.

Can torch on work be done on an occupied building?

Occupancy is one of the conditions to assess before choosing the method and schedule. Ask about the hot work plan, fire sensitive details, fire watch, access restrictions and coordination with building staff. Do not assume that occupancy or an existing membrane makes open flame suitable everywhere.

How long will a torch on roof last?

There is no single service life for every roof. The specified assembly, workmanship, drainage, exposure, rooftop traffic and maintenance all matter. Ask for the applicable product warranty and workmanship terms, including exclusions and owner responsibilities.

How much does torch on roofing in Burnaby cost?

The cost depends on the roof area, access, removal, deck repairs, insulation, drainage and flashing details. Request a written assessment and quotation that identifies products, exclusions and how concealed conditions will be priced and approved.

What should I prepare before contacting Paragon Roofing BC?

Share your Burnaby address, property type, roof concerns and any known leak history. Include safe photographs and previous reports if available. For strata or commercial properties, identify the person coordinating access and approval.

What warranty information should I ask for?

Request the manufacturer and workmanship documents that apply to the proposed roof. Compare the coverage, exclusions, maintenance obligations, registration requirements and claim procedure. A general warranty headline does not define the coverage for your building.

READY FOR THE NEXT STEP

Tell us about your Burnaby roof

Share the problem you need to solve and the roof areas involved. We can discuss the assessment, access and information needed for a written repair or replacement proposal.

Call 604 358 3436

Paragon Burnaby #2

Burnaby service area

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