Roofing answers for Tulsa building owners and property managers, covering flat roof membranes, leaks, budgeting and storm claims on commercial buildings.
Commercial roofs fail differently than residential ones, and they get budgeted differently too. These answers cover TPO, EPDM and PVC membranes, ponding water and drainage, what a roof survey should tell you before you plan a capital expense, and how a storm claim works on a building rather than a house. We have worked on commercial roofs across northeast Oklahoma since 1987.
The code defines all three. Repair is maintenance, recover goes over the existing covering, replacement removes it to the deck.
A general contractor’s markup for coordinating trades, customarily 10 and 10. The three trade rule everyone cites is custom rather than law.
Longer than asphalt, and it depends which metal roof. Standing seam and exposed-fastener panels are two products with two very different answers.
Because the panels are rarely the problem. On an exposed-fastener roof the water usually comes through the screws, where the rubber washer has failed.
Repair when the damage is local and the shingle still matches. Replace when it is systemic. What decides it is usually whether the shingle is still made.
Four things get mistaken for hail. The published test is direction: hail dents inward and fractures the mat, marring pushes material outward into a ridge.
It turns on one clause. A cosmetic damage exclusion is available on Oklahoma policies, and unlike Texas, Oklahoma does not require your signature on it.
Three free government sources will tell you, and each has a gap. NOAA runs 75 to 90 days behind, and hail under an inch usually never gets reported.
Usually yes, under the same dwelling coverage as the roof and the same deductible. The hard part is matching, and Oklahoma has no rule requiring it.
Usually yes for storm damage, no for age and wear. Oklahoma’s regulator says roof coverage is typically actual cash value, depreciated by age.
In valleys and at pitch changes, yes. Oklahoma requires a 36 inch barrier there regardless of any history of ice dams, which is why it applies in Tulsa.
Not on a shingle roof in Oklahoma. The state prohibits laying asphalt shingles over any existing layer, which is stricter than the national code allows.
