Dale City, VA
Flat Roof Replacement in Dale City, VA: failing EPDM on a garage addition replaced with 60-mil TPO
APRIL 2026 PROJECT
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- Location: Dale City, VA
- Service: Flat Roof Replacement
- Material: TPO Membrane — 60 mil, white (Johns Manville)
- Roof size: 1,180 sq ft
- Duration: 3 days
The Problem
The homeowner originally called about a ceiling stain in the room directly below the flat roof on their garage addition. The roof was around 15 years old — EPDM membrane with a pea gravel ballast that had migrated to the parapet walls over time. When we walked it, the membrane had shrunk and pulled away from the parapet on two sides, the seams had opened in three places, and two patches from a previous repair had bubbled. There was also a low spot in the far corner that was holding water after every rain. At that point, more patching was just postponing the same conversation.
What We Did
We stripped everything down to the concrete deck — membrane, gravel ballast, and the old polyiso insulation board. The deck had a low spot in the far corner contributing to ponding, so we tapered the new polyiso insulation boards to correct the drainage pitch before anything else went on. Then we rolled out 60-mil Johns Manville TPO membrane, hot-air welded all the field seams and T-joints, and terminated it at the parapet with a continuous aluminum termination bar and sealant. We also cleared and reseated the scupper opening, which had been partially blocked by gravel migration. The whole surface now drains cleanly to the scupper.
The Result
The ceiling stain dried out within a few weeks and was cosmetically repaired by the homeowner. The 60-mil TPO carries a 20-year manufacturer's warranty. This project is a good example of why repeated flat roof patches tend to cost more in the long run — the membrane on this addition was already three repairs in, and none of them addressed the root cause. A properly installed TPO with corrected drainage should outlast the addition itself.
Golden Tree Roofing works on flat roofs throughout Dale City, VA. Learn more about our flat and TPO roofing services, or browse more recent projects.
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