Built-up roofing in Tulsa.
Built-up roofing has been on Oklahoma commercial buildings since before single-ply membranes existed. Multiple plies of reinforced felt and hot asphalt, topped with gravel ballast. Thick. Redundant. Proven. Still the right call for certain buildings, and still something we install when the job calls for it.
Q: What is built-up roofing (BUR) and when is it still the right system?
There are still a lot of built-up roofs on Tulsa commercial buildings. Older warehouses, industrial facilities, schools, and retail centers built before 1990 often have two, three, or four-ply BUR systems that were installed when that was the commercial roofing standard. Some of those roofs are still performing well. Others are at the end of their service life and need either repair or replacement.
We handle both. For BUR systems that are structurally sound but showing localized failure, repairs using flood coat and aggregate extension can extend life several more years. For systems past their service life, we evaluate whether a modified bitumen cover system can be installed over the existing plies, or whether full tear-off and replacement with a current system is the better path.
We also install new BUR systems when the project calls for it. Certain industrial applications, chemical facilities, and engineer-specified projects require the multi-ply redundancy and chemical resistance that BUR provides. If your project specifies BUR, we have the equipment and the crew to install it correctly.
Signs your BUR roof needs attention.
Alligatoring on the flood coat
Surface cracking that looks like alligator skin means the asphalt flood coat has dried and oxidized. It no longer protects the plies below from UV. Repair or re-coat before water works through.
Gravel displacement
Gravel that has washed to the drains or is piled unevenly leaves portions of the flood coat exposed to direct UV. Redistributing gravel is a maintenance item; ignoring it accelerates coating degradation.
Blistering between plies
Blisters on BUR indicate moisture or vapor trapped between plies during installation or from a long-term slow leak. Large blisters and extensive blistering indicate deeper insulation saturation.
Flashing separation at walls
BUR flashings at parapet walls and curbs are often the first failure point. Felt plies shrink and pull away. Re-flashing with a modified bitumen cap sheet is a common repair.
Active interior leaks after rain
BUR leaks often present far from the actual entry point due to water migrating between plies. An active leak inside the building needs immediate diagnosis, not a patch at the interior stain.
System past 20-25 years
BUR systems past 20 years are approaching end-of-life in Oklahoma conditions. Proactive replacement planning avoids the emergency scenario of a major storm finding an aged roof at its worst.
Four steps for repair or new installation.
Whether we are repairing an existing BUR or installing new, the sequence is the same.
Inspect and core-cut
We walk the entire roof, photograph deficiencies, and pull core samples to count plies, check insulation condition, and assess substrate moisture. BUR core cuts also tell us how the existing plies are adhered and whether a recover is feasible.
Free / same weekScope: repair vs. replace
Based on core cuts and inspection findings, we give you a clear recommendation: repair, cover system, or full replacement. For BUR specifically, a modified bitumen cover can often extend life 15 to 20 years over existing sound plies without tear-off. We show you both numbers.
Clear recommendationInstall or repair
New BUR installs use asphalt kettles, experienced hot-mop crew, and controlled application temperatures. BUR repairs use flood coat and aggregate extension at failure areas. Modified bitumen covers use torch or cold-applied cap sheet over prepared substrate.
Crew-supervisedDocument and maintain
Written close-out documentation, material specs, and photos. For ongoing BUR maintenance, our bi-annual program includes gravel redistribution, drain clearing, and flashing audits, the items that matter most for BUR longevity.
Documented close-outPlies, bitumen, and surface options.
A built-up roof consists of three main components: the base sheet or vapor barrier, the reinforcing plies in hot asphalt, and the surface treatment. The ply count, bitumen type, and surface finish are specified based on building use, foot traffic, and local wind and hail exposure.
Three-ply BUR is the standard commercial specification. Three layers of reinforcing felt in Type III or Type IV asphalt provide adequate waterproofing for most commercial flat roofs. The flood coat and gravel finish protects the plies from UV and provides fire resistance.
Four-ply BUR is specified for high-traffic roofs, industrial applications, and buildings with chemical resistance requirements. The additional ply adds puncture resistance and redundancy. It is heavier and costs more, but for the right application it is the correct specification.
Smooth-surface BUR uses an aluminum coating or cap sheet instead of gravel. It is lighter, easier to inspect, and better suited for sloped-to-drain applications. Used on some retail and light commercial buildings where gravel ballast adds unnecessary load.
What drives BUR cost.
BUR costs more to install than most single-ply membranes because it requires more materials, more labor time, and specialized equipment. Hot-mop application requires asphalt kettles, temperature control, and a larger crew than single-ply installation. Those costs are real and show up in every honest BUR bid.
For buildings where BUR is being replaced with a modern system, the tear-off cost can be significant. BUR roofs are heavy. Multiple plies of asphalt-saturated felt and gravel ballast can add up to several pounds per square foot of material to remove. Disposal costs are higher than single-ply tear-off.
The most cost-effective option for many aging BUR roofs is a modified bitumen cover system over the existing plies, if core cuts show sound underlying construction. This avoids tear-off entirely and can extend roof life 15 to 20 years. We will give you both numbers at the bid stage so you can make the right call for your building.
BUR on your building? Get it assessed.
Fewer people know how to do this right.
Hot-mop BUR is a skilled trade. Asphalt application temperature, ply interleaving, drainage slope, and flood coat depth all have to be right. Most newer commercial roofing crews have never run a kettle. The market has moved to single-ply, which means BUR experience has narrowed to contractors who have been doing it for a long time.
We have that experience. Our crew has installed and repaired BUR on Tulsa commercial buildings including industrial facilities, schools, and older retail centers where the original system is still worth maintaining. We also know when to stop repairing and when to recommend a modern replacement that will serve the building better over the next 20 years.
BUR roofs that are well-maintained last a long time. Our bi-annual maintenance program includes the specific tasks that BUR systems need: gravel redistribution, drain clearing, and flashing audits. For multi-property owners, our asset management program tracks condition across all buildings on a single report.
We install and repair BUR across Tulsa and these surrounding cities:
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