Two-ply SBS, torch-applied, on every flat plane you own.
The intersection
Most Langley homes are sloped, so our flat and torch-on work here is targeted — rear additions, detached garage roofs, and the odd post-and-beam home in older Murrayville and Brookswood. We run two-ply SBS modified bitumen on every one, seams torched twice, parapets wrapped so nothing depends on tar-and-hope through 1,200mm of rain a year.
Local intel
Because most of Langley is pitched roofs, the flat work sorts into three buckets. Rear additions on Willoughby and Walnut Grove homes are one — low-slope planes tied into the main sloped roof. Detached garages from the '80s and '90s are another, where the original tar-and-gravel finally gave out after forty years. And post-and-beam mid-century homes in older Murrayville and Brookswood are the third — flat by design, needing a full two-ply SBS system once the old membrane is done. The spec doesn't change: SBS base sheet mechanically fastened to the deck, cap sheet fully torched, every seam torched a second time for redundancy. Reflective granulated cap goes on any plane that catches sun to keep the attic cooler. The parapet — where lesser crews leak in year four — gets wrapped in metal and heat-welded so nothing rides on sealant alone. On garage-to-house transitions we watch the joint where the flat plane meets the two-storey wall, because that's the spot that fails first when a crew rushes. We torch down to about -5°C and watch the forecast, so nobody gets a compromised seam..
The detail
Base sheet mechanically fastened to the deck. Cap sheet fully torched over the top with an eight-inch overlap on every seam. Every seam gets a second torch pass to fuse the bitumen. Parapets and stack flashings wrapped and heat-welded so nothing's just tar-and-hope.
SBS handles freeze-thaw the way asphalt built-up systems never did. The modified rubber stays flexible in cold weather, so the membrane moves with the deck instead of cracking. That's what buys the 20-year warranty span.
Single-torch seams. Skipping the parapet wrap. Forgetting the drip metal at the eave. Any of those three, and your flat roof leaks within five years. We check for all three before the crew leaves the site.
Frequently asked
Yes. Detached garages are quoted as standalone jobs and usually done in a day or two, depending on pitch and size. Where the flat garage roof ties into the house — common on Langley additions — we spec both sections together so the transition seam is torch-welded right, and both fall under the same 10-year workmanship warranty.
Yes. A low-slope or flat plane on a rear addition is the most common Langley flat-roof call we get. Two-ply SBS torch-on, parapet metal wrapped and heat-welded, and a properly built transition where the addition meets the main sloped roof. You get one named project manager on the job start to finish — not a call centre.
Yes. Straight re-roof usually doesn't need one, but anything structural or a change in roofing material does. We pull the permit, coordinate the inspections, and hand you the closed paperwork at the end. Same in the City of Langley.
October through January books tightest. If you're planning a re-roof, we like getting the site walk done in August or September and the install scheduled before the first big system rolls in. Emergency storm response we run year-round, tarp inside 24 hours in most cases.
Yes. We've done cedar shake and cedar-look asphalt matches for Fort Langley homeowners who need to keep the streetscape. If your neighborhood has a character review, we'll spec to it before we quote.
20 to 25 years on a well-installed two-ply SBS system. We've been called back to inspect our own 2011 installs and they still look tight. Cheap single-ply BUR systems tap out closer to 10 years, which is why we don't quote them.
Other options here
Same material, other cities
Langley · Flat / torch-on
Send Innovation Roofing your address or draw the outline of your roof. A named project manager will conduct the site walk, photograph every problem area, and return a written, itemised proposal within one business day — no call centre, no follow-up pressure.
WorkSafeBC registered · $5M liability · Licensed BC contractor · Written warranty on every project