Built-Up Roofing Types, Product Sources, Installation, Defects, Repairs
- BUILT UP ROOFS - CONTENTS: BUR roof materials, basic design, inspection, leak detection, diagnosis. Tar and gravel roofing. Definition of BUR or built-up roofing. Flat and low slope built up roofing inspection and repair
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Flat and built-up roofs:
This article describes flat and low-slope built-up roofing or BUR roofing materials, choices, installations, inspection, defects, built-up roofing repairs, and BUR product sources.
Our page top photo shows a worn-out multi-ply BUR roof. We were measuring the width between roofing seams to determine the number of plies that was probably installed.
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Built-Up Flat & Low-Slope BUR Roofing Materials, Choices, Costs, Life Expectancy, Characteristics
Built-Up roofs or BUR or "tar and gravel" roofs (if tar and gravel top coat were applied) are constructed traditionally using multiple layers of heavy-weight roofing felt (roof plies) cemented together by hot mopped asphalt. Cold applied asphalt methods are also used for some BUR roofs.
[Click to enlarge any image]
Carson Dunlop's sketch (left) illustrates a 4-ply built-up roof installation.
Built up roofing is usually used on flat or low-slope roofs (less than 3" rise in 12" of run). We have found an occasional BUR on steeper slopes, including a tar and gravel steep slope roof whose gravel kept washing down into the building's gutter.
The Asphalt Roofing Manufacturers' Association (ARMA) describes BUR as follows:
Built-up Roofing (or BUR) is the most popular choice of roofing used on commercial, industrial and institutional buildings. BUR is used on flat or low-sloped roofs and consists of multiple layers of bitumen and ply sheets. Components of a BUR system include the roof deck, a vapor retarder, insulation, membrane and surfacing material. The components are assembled at the job site to actually form the built-up roof. At the heart of this roofing system is the roofing membrane, which consists of roofing bitumen and multiple reinforcing plies of roofing felt.
Roofing bitumen is the primary adhesion/waterproofing agent used between roofing plies. Bitumen arrives at the job site in solid form, but is heated and applied as a liquid. Roofing bitumens may be either a product of petroleum refining (asphalts) or a product of the coal-cooking process (coal tar pitch).
Multiple reinforcing “plies” are asphalt-coated roofing sheets or felts installed in three or more layers to strengthen and stabilize the BUR membrane. These multiple reinforcing felts also make the membrane more pliable and resilient, protect the bitumen from water degradation, and serve as a fire-retarding element in the membrane system.
BUR roofing membranes can be protected from solar radiation by embedding gravel in the bitumen, applying a surface coating or applying a granular-surfaced “cap” sheet. Light-colored surfacing materials can be used to reflect heat from the building. In addition, surfacing agents can provide additional fire protection.
As reported in Best Practices Guide to Residential Construction, chapter on BEST ROOFING PRACTICES:
Built-up roofing (BUR) systems dominated the commercial
and residential low-slope roofing markets until the
1980s, when single-ply membranes became widely accepted.
BUR roofs consist of layers of asphalt-impregnated
felt bonded with hot asphalt, or in some parts of the
country, hot coal tar. The average life span of a hotmopped
BUR roof is 15 to 20 years, although this can be
extended by applying an aluminum coating every three to
five years to reduce UV degradation and alligatoring.
BUR roofs can have either a smooth coated surface
or a stone surface created by spreading crushed stone
or gravel into a thick flood coat of hot asphalt or tar.
Aggregate-faced roofs are typically more durable due to
the heavier flood coat and the protection offered by the
stone from UV radiation, hail, and other environmental
wear and tear. However, the stone coating makes leaks
harder to find and repair.
Proper detailing of metal flashings at openings, parapet
walls, and roof edges for BUR roofs is critical, and these areas need
regular inspection and maintenance. The most likely place
for leaks is flashings, particularly metal edge flashings due
to their thermal movement. Asphaltic or rubber flashings
may also become brittle and crack.
Pros and Cons of Built-Up Roofs
BUR roofs are reliable if properly installed,
and their multiple layers provide some protection
against small installation errors. However, the long set-up
time makes BUR expensive for small residential jobs. Also
the heavy equipment, odors, and potential spills associated
with a hot-mop job are not welcome on many residential
-- Adapted with permission from Best Practices Guide to Residential Construction.
Examples of Flat & Low Slope Roof Defects
Thanks to Carson Dunlop for providing the sketches (below) of these common low slope or flat roof defects. We illustrate blisters in built-up roofing membranes (these can occur in modified bitumen roofs and EPDM roofs too), alligatoring or cracking (sketch and photo just below) on flat roofs, particularly where tarred surfaces or un-coated modified bitumen roof surfaces are exposed without gravel or mineral granule protection.
Our right-hand photo shows our client inspecting built-up roofing installed on a low-sloped roof with surrounding parapet walls. The roof was worn, badly cracked, having been "repaired" with multiple coatings of tar - it needed to be replaced.
Ponding, a problem on flat roofs likely to lead to leaks, is illustrated just below.
Any roof needs to drain properly to survive. The flooded BUR (photo, above right) in New York is likely to leak soon as it does not drain, leaving ponding over much of the roof surface for days after rainfall.
Especially in a freeze-thaw climate, even the smallest imperfection in a flat or low-slope roofing seam will become a leak on roofs that flood.
Carson Dunlop's sketch of blisters in built up roofing membranes, left, illustrates a problem than can occur in other membrane roof types as well, including MODIFIED BITUMEN ROOFING and EPDM or rubber membrane roofs MEMBRANE & SINGLE PLY ROOFS.
Life Expectancy of Built-Up Roofs
A "rule of thumb" used by some roofers is to estimate that the typical life expectancy of a built-up roof will be 5 x the number of plies installed. It is not uncommon for a well-installed built-up roof covered with tar and gravel (for protection from sunlight) and properly drained to last for 40 years.
Key Articles About Low Slope & Flat Roofs
Continue reading at LOW SLOPE ROOFING or select a topic from the More Reading links shown below.
Or see MEMBRANE & SINGLE PLY ROOFS
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BUILT UP ROOFS at InspectApedia.com - online encyclopedia of building & environmental inspection, testing, diagnosis, repair, & problem prevention advice.
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- ROOFING INSPECTION & REPAIR - home
- AGE OF ROOFING
- ALGAE, FUNGUS, LICHENS, MOSS on SHINGLES
- ASBESTOS & FIBER CEMENT ROOFING
- ASPHALT ROOF SHINGLES - home
- BEST ROOFING PRACTICES
- BUILT UP ROOFS
- CEMWOOD ROOFING
- CLAY TILE ROOFING - home
- CONCRETE ROOFING
- COOLING LOAD REDUCTION by VENTING
- DEBRIS STAINING on ROOFS
- DECKS, ROOFTOP CONSTRUCTION
- DRY-IN, DEFINITION of
- EARLY ROOF FAILURE DIAGNOSTIC QUESTIONS
- EPDM, RUBBER, PVC ROOFING
- EXTRACTIVE BLEEDING on SHINGLES
- FELT UNDERLAYMENT REQUIREMENTS
- FIBER-WOOD & FIBERBOARD ROOFING
- FIRE RATINGS for ROOF SURFACES
- FIRE RETARDANT PLYWOOD
- FLASHING on BUILDINGS - home
- FLAT ROOF DRAINAGE SYSTEMS
- FLAT ROOF LEAK REPAIR
- FLAT ROOF MOISTURE & CONDENSATION
- GUTTERS & DOWNSPOUTS - home
- HAIL DAMAGED ROOFS
- HOT ROOF DESIGNS: Un-Vented Roofs
- ICE DAM PREVENTION on ROOFS \
- LEAD in ROOFING, EFFECTS
- LEAKY ROOF DIAGNOSIS & REPAIR - home
- LOW SLOPE ROOFING
- MEMBRANE & SINGLE PLY ROOFS
- METAL ROOFING - home
- PLASTIC ROOFING TYPES
- ROLL ROOFING, ASPHALT
- ROOF COLOR RECOMMENDATIONS
- ROOF CLEANING RECOMMENDATIONS
- ROOF DORMER TYPES - PHOTO GUIDE
- ROOF INSPECTION SAFETY & LIMITS
- ROOF JOB PROBLEMS, RESOLVING
- ROOF LEAK DIAGNOSIS & REPAIR - home
- ROOF MEASUREMENTS
- ROOF NOISE TRANSMISSION
- ROOF REPLACEMENT SNAFUs
- ROOF SLOPE DEFINITIONS
- ROOFING CONTRACTOR CERTIFICATIONS
- ROOFING CONTRACTOR, FIND & CHOOSE
- ROOFING MATERIALS, Age, Types
- ROOFING TILE SHAPES & PROFILES
- RUBBER, EPDM, PVC ROOFING
- SLATE ROOF INSPECTION & REPAIR - home
- SNOW GUARDS & SNOW BRAKES
- SOD ROOFING
- STAIN DIAGNOSIS on ROOFS - home
- STANDARDS for ROOFING
- STONE ROOFING
- TEST LABS - ROOF SHINGLE
- THATCH ROOFING
- TILE ROOFING - home
- TRUSSES, FLOOR & ROOF
- UNDERLAYMENT REQUIREMENTS, ROOF
- VENTILATION, ROOF SPECIFICATIONS - home
- WALKABLE ROOF SURFACES
- WARRANTIES for ROOF SHINGLES
- WIND DAMAGE to ROOFS
- WOOD SHAKE & SHINGLE ROOFING - home
- WORKMANSHIP & ROOF DAMAGE
- FAQs below discusses field reports of problems & solutions for this topic
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- Eric Galow, Galow Homes, Lagrangeville, NY. Mr. Galow can be reached by email: firstname.lastname@example.org or by telephone: 914-474-6613. Mr. Galow specializes in residential construction including both new homes and repairs, renovations, and additions.
- Mark Cramer Inspection Services Mark Cramer, Tampa Florida, Mr. Cramer is a past president of ASHI, the American Society of Home Inspectors and is a Florida home inspector and home inspection educator. Contact Mark Cramer at: 727-595-4211 mark@BestTampaInspector.com 11/06
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