Residential & Commercial
Roof leaking in Vaughan? Don’t let one small leak become a building-wide problem.
At Vaughan Flat Roofing, we complete flat roof repair, replacement and installation on all types of buildings (residential, commercial, industrial) located within the City of Vaughan. We take the time to learn about the specifics of your building, what is needed from the roof, and budget considerations.
In addition to assessing the condition of the roof membrane, we examine drainage systems, insulation levels, roof decking conditions, and wall and equipment details. We then provide you with an explanation as to why specific recommendations make sense for your building, and which components are unnecessary.
It is possible that some of these symptoms refer to different issues; if you see a sign on your roof, tell us how long it has been there and describe what you have witnessed up until now. We will determine which parts of the information require our attention as opposed to assuming each issue needs the same solution.
Every time there is a major rain event, this area in your ceiling is stained again.
There is water around your HVAC units, vents or at the base of your skylights.
After all the rain has stopped, water still remains in certain areas of your roof.
Your roof's seams have opened, or there are cracks/blistering within the roof's membrane.
You notice excessive moisture along your parapet walls or roof's edge.
Either your roof's drain(s) or scupper(s) are clogged/overflowing.
Areas with softness indicate potentially significant moisture under the membrane.
No matter how many times you fix/repair the same leak, repair costs continue to increase.Regardless of whether you plan to replace, install, or simply repair your roof—you’ll likely be saving yourself thousands by doing it correctly the first time.
15+Years of Experience
800+Projects Completed
$5MLiability Insurance
10YearsWorkmanship Warranty
5000+sq. ft.Largest Roofing Project
24/7Emergency Roofing Service
A leak or separated seam does not necessarily mean you need to replace your entire flat roof. When you reach out to us, we would like to know when this began and whether there were previous repairs in this area.
We review the damaged area along with other nearby areas of the roof to determine if the issue is localized. If a focused repair is reasonable, we will explain specifically what it entails and what you should monitor after completion.
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If you have been doing repairs over time, we would like to identify why prior to recommending a full replacement. We review the current membrane, insulation, drainage system, and roof decking, as well as those areas that may require additional attention upon removal of your existing roofing. We will walk you through our suggested construction sequence and outline the potential cost variables associated with each step to ensure you are able to make a fully informed decision regarding the complete condition of your roof—rather than just selecting a new exterior surface.
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Anytime a commercial roofing project must provide service for both the users of the building and the roof itself, we take into consideration your company’s operating hours, access to the rooftop, equipment installed on the rooftop and any areas requiring protection. These factors allow us to better plan for any required repairs, replacement or installation of new roofing systems while minimizing unnecessary disruptions due to the project. We will also outline the proposed work clearly so you may compare the scope of the project (not simply the total price at the end of a bid).
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With larger industrial roofs come unique requirements, such as regular access to equipment and operation on the production floor beneath. Prior to recommending work, we examine the building’s design/layout, penetration locations/drainage conditions and operational aspects of your facility. We will address staging and access considerations during our initial consultation so the overall roofing strategy will accommodate your facility’s daily activities—rather than treating it as an unoccupied structure.
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While planning a new roof installation, we prefer to finalize all relevant details prior to initiating installation. This includes evaluating the deck, insulation, planned drainage configuration, wall attachments and intended use of the space.
We will then evaluate applicable flat roofing systems based on these criteria and present trade-off comparisons in practical terms. Ultimately, we seek to find a solution which fits both your building and budget—not merely to select the least expensive starting material.
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Sometimes the interior stain is not directly above the area where water is coming into the building. That’s why we ask when you first notice the leak and inspect all other roof details near the leak location prior to making assumptions based on the ceiling stain.
Additional testing will only be recommended if there are specific questions that have been left unanswered. We would never recommend additional testing unless we can clearly articulate why it would be beneficial.
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In emergency situations where water is leaking into a live building, our primary concern is to address the immediate issue. Please tell us exactly where the leak is occurring and if anything is currently being impacted by this leak.
We will assist with determining the level of urgency regarding an initial inspection. We will also determine what preliminary measures (if any) will be taken to provide temporary relief from further damage. We will differentiate between the initial (temporary) repair and the long-term (permanent) repair so that you fully comprehend both procedures.
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An inspection should include details such as drains, joints/connections, flashings, roof penetrations and potential problem areas due to roof maintenance. The objective of the inspection is to identify issues that you can take action on today versus photographic evidence of things that may require future monitoring. We will outline those areas requiring prompt attention vs. those areas that you may consider keeping track of over time and what types of maintenance make sense for your flat roof system.
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If water continues to collect in one location, we must understand the cause before proposing yet another membrane patch. We evaluate and assess outlet functionality, potential obstructions and low-lying areas within the roof to determine how rainwater flows off the roof.
At times, regular drain cleaning repairs can resolve problems; at times, more comprehensive corrective actions are required. We will explain the differences between these two options prior to outlining a scope of work.
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Typically, the edges of roofs, walls and roof penetrations are far more susceptible to leaks than the open roof surface. Therefore, we thoroughly evaluate the current state of the membrane covering these points and their surrounding surfaces to determine the most effective method of repair.
In addition, we will advise whether this apparent failure seems to be confined to a limited area or if it indicates a greater extent of damage elsewhere on the roof. A correct repair must match the existing roofing components.
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We do not automatically assume that every old roof requires removal of all layers. Many times, a recovery or restoration option may be economically viable when compared to a total replacement.
Before presenting any options, we review factors including moisture content, compatibility among layers, drainage and structural integrity of the underlying surface.
If your flat roof does not meet requirements to be restored/recovered, we will explain specifically what aspects prevent it from being eligible instead of providing alternatives that do not align with the necessary conditions.
Get Free EstimateThese are the details we consider before recommending roofing work. Each of them can affect how long the solution lasts, how much needs to be replaced and how much the job will ultimately cost your home or business.
A visible defect doesn’t always tell the whole story.
Not every leak in a roof has its corresponding stain inside the building right at the exact location where the water entered through the roof. We look at all other potential sources of water flow, e.g. seams, flashings, drain systems and penetration points, etc.
Similarly, when working with new construction, we do a similar assessment prior to selecting a particular type of roofing system. Our goal is to find the root cause of the issue rather than simply repairing the most visible area.
You shouldn’t pay to remove roofing that’s still doing its job.
Prior to recommending a tear-off, we inspect which portions of the current roofing assembly are still capable of being repaired. Typically, the roofing membrane, insulation and roof deck do not deteriorate or fail simultaneously. We will present you with realistic repair, recover and replacement options based upon the overall condition of your roof, as well as explain why one option will benefit your roof more than the others.
Even a new membrane can’t make standing water disappear.
A clear path for water to leave a flat roof is necessary. We evaluate exit paths, any depressions or obstructions, whether we are looking at a repair or installing a new system.
If poor drainage is the primary issue, then a simple surface patch may not resolve this issue. We will provide you with information about what we discovered and if there is anything else needed to correct the issues.
A roofing quote should cover more than the membrane.
All aspects of roofing work can impact elements beyond just the membrane. We factor in accessibility, rooftop equipment, materials to be used, waste disposal, and interior spaces that will remain occupied while the roofing work is completed.
Additionally, the specifics of each item can also change the overall cost. Early discussion regarding these items can help reduce the likelihood of discovering unexpected exclusions or logistical challenges once the work begins.
Customer Feedback
Melissa Carter
1 week ago
We had a leak in the flat roof above our kitchen extension. The frustrating thing was that we could only see evidence of the leak during rainy days, so we weren’t able to determine exactly where the leak was coming from. After their investigation, they determined the issue to be close to the edge of the roof and repaired it. Since then we have experienced two heavy rainfalls and all has remained dry.
Daniel Brooks
1 week ago
Replaced the flat roof on our garage. Weather delayed the start date by one day—which was somewhat inconvenient—however, they did keep me informed. Crew worked continuously and left the site clean prior to departure. Have no complaints regarding the completion of the job.
Jennifer Walsh
1 month ago
I expected to be advised that we would need to replace the entire roof as it is quite old. However, instead, they identified which specific areas required repair/attention and offered explanations of options. I felt much less pressure to make a large decision immediately.
Michael Turner
2 months ago
Needed roofing services performed at our warehouse in Concord. My primary concern was having access to the loading area while they completed the job. They were flexible with regard to our delivery schedule and communicated with my supervisor when necessary in order to move equipment—which simplified matters for us.
Sarah Mitchell
2 months ago
The flat roof on our addition was developing an accumulation of water at one corner. We’d previously had someone inspect the flat roof; therefore, I wished for a more detailed explanation this time. The team spent time showing us why there was a problem and how they intended to correct the situation. Communication was consistent throughout.
Robert Collins
4 months ago
Hired them for a new flat roof installation on a small commercial property in Vaughan. Despite scheduling conflicts with other contractors that we needed to resolve, most of the process went fairly smoothly. I liked how non-technically they explained their work. The roof appears very nice, particularly around the edges and vents.
Your roof should protect your investment, not add to your costs.
The estimated costs of flat roofing in Vaughan are outlined below. These GTA ranges assist with establishing a budget estimate. Access, existing layers, drain systems and insulation can make two similar-sized roofs into different projects.
$500–$2,500CAD
For a localized repair, we assess the damaged detail and surrounding roofing. In assessing a localized repair, we consider the size of the damaged area, accessibility and potential concealed damage, and provide you with a project-specific estimate after explaining the proposed repairs that are covered by this estimate.
$8–$14CAD per sq. ft.
A recover is an option when the existing roof assembly is still serviceable. Prior to determining if a recover is viable, we examine the condition of the underlying layers and assess moisture or drain-related issues. This helps us determine whether keeping the existing roof assembly in place is the right choice for your property.
$10–$18CAD per sq. ft.
In evaluating a commercial roof replacement, we look at several additional considerations beyond just the membrane surface. We evaluate removal of the old roof, installation of insulation, condition of the deck, flashing, drain system and rooftop equipment that could potentially impact the work. When creating a proposed scope, we will clearly outline the factors affecting the cost of your job.
Custom Project Estimate
When installing a new roof, we analyze the building design, deck, insulation, drain system and the type of roofing system that best meets the needs of your project. We will identify which materials are best suited for the project and outline any details that may add costs to your final estimate. A site-specific estimate is more accurate than a generic per-square-foot price.
Your final estimate will always depend upon the specifics of your property, materials and work involved.
Two quotations can present equal dollar amounts for completely different levels of work. It is one of our priorities to outline insulation, decking, drainage, removal and other elements that can affect prices. This allows you to view what work was included within your quotation, identify any areas requiring further evaluation and assess which of the options presented are most comparable.
A lower quote isn’t a better deal if important work has been left out.
Let’s find the right option for your roof.
Tell us if this is for a new installation, if you are replacing an old roof due to damage/age, or if you have an issue that needs addressing. The more information you can provide regarding the building, your priorities and photos or drawings, the better we can understand how to assist you.
We will review the existing roof or proposed installation area, looking at the roof deck, insulation, drainage, access and any plans associated with the location. This allows us to identify what conditions should be considered when developing the recommendation.
Based on our assessment, we will detail the recommended work, material options and project sequence. At this stage you will be able to see what is included in the scope of work, what may affect cost and which decisions are still to be made.
With the scope of work agreed upon, we will prepare materials, access and site protection around the property. Our team will follow the work plan and keep cleanup and occupied areas in view throughout the job.
After completion of the work, we will conduct a walk-through with you to explain any important details regarding the work. We will also go through maintenance guidance and warranty documentation specific to your roofing system.
Let’s discuss your roofing project
These questions can tell you exactly what is included in your price and possibly where additional costs may occur.
Do existing roofing layers remain as is, are they reused/recovered or removed—and why?
How will leaks/moisture (if found) be evaluated? What components/materials of the roof will be replaced?
How does the proposal address drain outlets, low points and standing water?
Are the roof edges, parapets, HVAC curbs and penetrations addressed in the scope?
How will damage that has been discovered but was hidden at the time of inspection be documented, priced and approved prior to performing extra work?
Are there provisions made for building access, materials, removal/debris and protective measures for occupied space during the project?
What are the specific terms of the workmanship warranty and the manufacturer’s warranty? What exclusions are contained within the terms and conditions? What maintenance responsibilities does the property owner assume?
A clear answer to these seven questions is worth more than a vague discount.
When selecting a roofing material, we do not select a material based solely on its name. Rather, we assess the building, the roof assembly, the usage of the surface and the budget prior to comparing TPO, EPDM and SBS modified bitumen. Here are some factors we take into consideration when assessing each of these options.
TPO is a type of single-ply membrane whose seams are joined by heat welding. It is often considered for larger low-slope roofs.
We also evaluate how the TPO will be supported, how insulation will be installed, how rooftop equipment will be accommodated and how all seams and penetration points will be detailed. All of these considerations are just as important as the membrane itself.
EPDM is a flexible rubber roofing membrane. It has been utilized on many low-slope properties.
Prior to making an EPDM recommendation, we first assess the current assembly, the level of foot traffic on the roof, and how the seams, edges and penetration points will be completed. While EPDM may be an appropriate solution for one property, it may not provide the same results for another.
SBS modified bitumen is a common material found within multi-layer roofing assemblies.
SBS modified bitumen is assessed relative to other materials when considering the design of the roof, required installation methods and intended use. In addition to evaluating the suitability of SBS modified bitumen for our clients' needs, we also evaluate factors such as drainage, flashing details and layers below the finished roof surface.
Are you planning a flat roof repair, replacement or new installation? Here are some answers.
We assess the current state of your flat roof. Not all flat roofs require full replacement. Although many factors contribute to an assessment (e.g., location, number of layers), a limited area may be repaired.
However, if your entire flat roof requires complete replacement due to extensive moisture or degradation, we will provide an explanation for the decision. This way, you can compare both options to determine the best choice.
The cost of a flat roof repair or replacement can vary depending upon what your actual flat roof requires. While we will give you estimates within our published GTA pricing ranges, we will also outline those specific costs that could increase the overall price, such as the cost of removing existing roofing components, insulation upgrades, upgraded drainage systems and access costs. This way you know exactly what has been included and where changes in prices could occur.
While your flat roof may appear structurally sound, there are many things we need to check when evaluating whether to repair or replace it. On existing roofs, we examine the membrane, flashing, drainage, insulation and any signs of underlying damage.
In addition, on new flat roof installations, we review the building plans and roofing requirements. We will then inform you of our findings, including any problem areas that may exist, and identify which types of services may not be required.
It is possible that a previous repair only identified and corrected a single source of leakage while neglecting other paths through which water could continue to penetrate. For this reason, we focus our inspection efforts on the surrounding seams, flashings, drain points and penetration locations rather than repeatedly focusing solely on the same general repair area. Once we identify the routes of entry, we will explain what we found and recommend the next steps needed to address the continued leak.
We don't select a flat roofing system strictly on lowest material cost. Rather, we evaluate the building's design parameters, anticipated drainage and equipment loading, along with the installation quality associated with each option. Following these evaluations, we will provide you with an overview of the advantages and disadvantages of each viable option, supported by logical explanations as to why one particular solution will likely fit your building better.
There are some issues that are not readily observable until the existing roofing is removed. If, during the work, we discover damaged decking, wet insulation or other underlying issues affecting your initial proposal, we will provide you with a clear description of what was discovered and what modifications will be necessary. Any subsequent labor and/or materials costs resulting from this discovery should be clearly reviewed with you before we proceed with any additional work.
Not always, but if there's a recurring puddle, we do want to investigate. We'll find out if the drains are clogged, if there's a low spot where water is accumulating and how the roof was originally intended to let the water run off.
A cleaning operation and a slope adjustment are two completely different projects. We will describe which situation seems to be causing the issue.
A simple repair and a complete roof replacement require very different timelines. Before giving you a timeline, we consider factors such as the size of the roof, the weather, access to the site, the availability of materials and any previously unknown issues we may encounter. Additionally, if your property will remain occupied during our roofing work, we will need to discuss how your business operates (e.g., deliveries, equipment) so we can create a plan that fits how you operate your business.
Depending on the extent of the work being done on your roof in Vaughan, the permit requirements could vary. When we plan the work, we can point out questions that need confirmation with Vaughan Building Standards. For example, structural repairs or new construction should not be treated as routine roof-covering replacement.
We will explain what warranty terms apply to the specific work we are doing for you and what coverage is provided by the manufacturer. We will go over the details related to warranties, including limitations, exclusions and maintenance obligations, and provide information regarding how you would notify us of any concerns after completion.
The type of flat roofing solution we use will depend upon the building. For example, a warehouse in Concord, an addition to a home in Maple and a new mixed-use development in Vaughan all require completely different planning. In preparing our recommendations, we take into consideration the building itself, the means of access and the climate in Vaughan before proposing any work.
Large low-slope roofs and rooftop equipment are typical of most industrial and warehouse structures in Concord.
When developing a plan for projects like these, we assess access routes, drainage, penetration locations and what is happening inside the building. Additionally, we ask about delivery times and operating hours so that the plan reflects normal operations.
A flat roof on a residential addition involves very different considerations than one on a retail store or multi-unit building.
When evaluating projects in Woodbridge and Maple, we examine connections to adjacent exterior walls, insulation, drainage and how the space is used. These factors help us develop a scope of work based upon specific needs as opposed to using a generic solution.
Newer mixed-use developments may include additional components such as rooftop equipment and terraces, which can complicate access to various parts of the roof.
Prior to identifying materials or methods of construction, we analyze the connections between roof sections, adjacent walls and associated rooftop equipment. Identifying these potential limitations during the development stage allows us to focus on the practical implications of completing the intended scope of work.
Flat roofs in Vaughan experience significant rainfall, snow, ice and freeze–thaw conditions every year.
We evaluate roof assemblies and their performance, including drain systems, flashings and other areas of concern due to past problems with water accumulation. Periodic seasonal inspections allow us to identify issues that are easier to correct before prolonged periods of adverse weather.
Permits in Vaughan
Routine roof-covering repairs and structural modifications do not always have the same permit requirements. We look at the planned scope and can point out when requirements should be confirmed with Vaughan Building Standards before work begins.
Whether you are installing a new roof, replacing an existing one or dealing with a damaged roof, let us know some details about your property.
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(437) 782-1747
