When faced with a leaky roof or signs of damage, many homeowners share a common frustration—what’s going on beneath those shingles? If you’re wondering how your roof’s layers work together to protect your home, you’re not alone. This is particularly important if your home features a built-up roof system (or BUR).
Built-up roofs have become a go-to solution for durability, insulation, and weather protection, especially for flat or low-sloped roofs. Whether you’re facing minor repairs or debating a full replacement, this blog will guide you through the essentials of built-up roofs, their benefits, common problems, and tips for deciding when it’s time to repair or replace.
What is a Built-Up Roof (BUR)?
A built-up roof (BUR) is a multi-layer system that provides a durable, weather-resistant covering designed to protect your property for decades. This roofing style consists of alternating layers of felt or fabrics, bitumen (asphalt or tar), and an outermost layer of gravel or a similar aggregate.
A Quick History
Initially, BURs gained popularity as a reliable roofing choice for commercial buildings. Over time, homeowners began recognizing its benefits for residential applications, especially for flat or low-sloped roofing designs.
The Built-Up Roof Structure
At its core, the structure of a built-up roof includes the following layers:
- Base Layer: Roofing felt or fabric that acts as a foundation.
- Bitumen Layers: These act as the adhesive and waterproofing agent.
- Gravel Finish: The topmost layer protects the roof from UV rays and physical wear.
This layered approach creates a strong and flexible system capable of withstanding harsh environmental conditions.
The Benefits of a Built-Up Roof
Why are built-up roofs a popular choice? Homeowners and construction professionals alike value BUR systems for their incredible performance and practicality.
1. Durability
Constructed with multiple protective layers, BUR systems are well-equipped to handle extreme weather conditions, including hail, strong winds, and heavy rain.
2. Waterproofing
The use of bitumen creates a water-tight seal, significantly reducing the likelihood of water intrusion or leaks over time.
3. Energy Efficiency
Built-up roofs offer excellent thermal insulation, regulating indoor temperatures throughout the year. This can translate to significant energy savings, particularly in climates with extreme hot or cold temperatures.
4. Low Maintenance
When properly installed, BUR systems are low-maintenance, requiring minimal repairs over their long lifespan (typically 20 to 30 years).
Common Problems with Built-Up Roofs
While BUR systems are known for their durability, they’re not immune to wear and tear—especially if they’re poorly maintained. Here’s what to watch for:
1. Cracks in the Bitumen
Over time, bitumen layers can crack due to sun exposure or fluctuating temperatures. Left unchecked, these small cracks can lead to significant leaks.
2. Gravel Loss or UV Damage
The gravel layer can deteriorate over the years, exposing the underlying bitumen to UV rays and leading to further damage.
3. Blistering
Moisture trapped between layers during installation or over time may cause bubbles or blistering, weakening the roof’s integrity.
How to Stay Ahead of Repairs
- Schedule routine inspections to catch problems early.
- Keep an eye out for warning signs like visible cracks, pooling water, or missing gravel.
- Hire professionals for thorough evaluations to avoid misdiagnosing issues.
Repair vs. Replace Your Built-Up Roof
Should you repair or replace your BUR system? Here’s how to determine the best course of action.
When to Repair
Repairs are usually sufficient when issues are minor and isolated, such as small cracks, leaks, or damaged gravel. Swift action can prevent these problems from escalating.
Example: One homeowner recently spent just $800 repairing a small leak in their BUR system before it expanded—avoiding the $10,000 price tag of a full replacement.
When to Replace
If your BUR system exhibits widespread damage, frequent leaks, or is nearing the end of its typical 20-30 year lifespan, replacement likely makes more sense.
Factors to consider when deciding include cost, time, and long-term benefits. While replacing a roof represents a bigger upfront investment, it ultimately provides peace of mind and lower maintenance requirements.
DIY Repairs or Hire a Professional?
While some homeowners may be tempted to tackle roof repairs themselves, BUR systems require specialized knowledge to ensure proper sealing and layering.
DIY Maintenance Tasks
These are safe and practical for most homeowners:
- Clear debris from the roof’s surface to prevent water pooling.
- Inspect for visible cracks or gravel loss after storms.
- Trim overhanging branches to protect the roof from damage.
Leave Major Repairs to the Experts
Improper repairs can worsen the damage or void warranties. Here’s what to look for when hiring a professional:
- Verify certifications, reviews, and past work.
- Ask about their experience working with built-up roofing systems.
- Ensure they provide a detailed estimate and timeline for repairs or replacements.
How to Maintain a Built-Up Roof for Longevity
Regular maintenance is the key to enjoying the full lifespan of your BUR system. Follow these tips to keep it in excellent condition:
- Schedule Annual Inspections: Catch issues like cracks or blistering early.
- Ensure Proper Drainage: Clean gutters and remove blockages to avoid water pooling.
- Address Small Repairs Promptly: Fix minor cracks or leaks before they can spread.
Homeowner’s Checklist
- Clean debris from roof and gutters quarterly.
- Inspect for visible wear every 6 months.
- Schedule a professional inspection at least once a year.
Built-Up Roof FAQs
Q: Is a built-up roof only suitable for flat roofs?
A: While BURs work best for flat or low-sloped roofs, they can also be adapted for other applications depending on your structure.
Q: How much does it cost to repair or replace a BUR system?
A: Repairs typically range from $500 to $5,000, while replacements can cost $8,000 to $10,000 or more, depending on size and materials.
Q: Does a built-up roof increase property value?
A: Yes! A well-maintained BUR system can add value to your property by enhancing durability, energy efficiency, and aesthetic appeal.
Protect Your Home for the Long Term
Understanding your built-up roof system is crucial for making informed decisions about repairs, replacements, and maintenance. The durability, water resistance, and energy savings provided by BUR systems make them a smart investment for flat or low-sloped roofs.
If you’re unsure about the condition of your roof or need expert guidance, don’t leave it to chance. Contact us today for a free inspection and professional advice tailored to your needs.
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