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REPORTER
Understanding
and inspecting
EPDM
roofing
b y J o h n C r a n o r, A S H I M e m b e r
2
be tricky. It’s easy to confuse EPDM and PVC. PVC
feels slicker and firmer than EPDM, much like a vinyl
pool liner, and the seams are typically welded (heat
melted) together. Of course there are other types of
single ply membranes, but EPDM and PVC are the
two most likely to be confused on a single-family
home. If you are not sure what it is, you may be bet-
ter off calling it a single-ply membrane. Because
EPDM does not age like typical asphalt-based roof-
ing, it can be difficult to report how old it is. Some
manufacturers date EPDM membrane with a stamp,
which takes away the mystery. But most of the time,
it comes down to an estimated guess.
Vents or no vents
There are two schools of thought regarding venting of
the EPDM membrane: some say ventilate, others say
there’s no need to do so. Typically ventilation is always
used on re-roof applications, but rarely seen on resi-
dential systems. The vents are intended to allow any
moisture trapped in the old roof to escape when heated
by the sun. Without this, the membrane will blow up
like a balloon. Generally, when the decking and insu-
lation is dry, venting is not always needed. Many
support the idea (including me) that “it’s better to
EPDM patch
3
have vents and not need them, than to need them and On a wet membrane, watch for air bubbles, which
not have them.” The placement of vents can vary, but indicate a breech in the membrane. On commercial
typically they are placed about every 20 feet. EPDM buildings, examine the areas around mechanical
manufacturers do not recommend or require vents. equipment and vents. On the roof of a restaurant, the
They do require removing any wet roofing before re- greasy kitchen exhaust will often cause the membrane
covering, and state that doing so eliminates a need for to soften, wrinkle and degrade. Check parapet walls
vents. Manufacturers leave the decision to use a vapor and equipment curbs, looking for possible moisture
barrier and/or vents to the building designer and/or the entry points or lack of caulk. Look closely around
roofing contractor. mechanical fasteners for tearing. If the membrane is
taut at the perimeter it probably has shrunk. Use cau-
The lowdown on laps tion when walking to avoid causing tearing at the
mechanical fasteners.
If it seems soft under foot when you are walking on
the roof, there could be moisture problems in the Small bubbles or wrinkles in the membrane are typi-
decking or insulation. Since laps can be a site of fail- cal. Bubbles form when the membrane is placed too
ure, check them as well as perimeter flashing closely, quickly, that is before the adhesive is ready for place-
looking for separations, wrinkles, or openings. ment. They are often more noticeable on newer roofs,
Manufacturer’s specifications on laps range from 3 and many times disappear as the roof ages. Wrinkles
inches to 8 inches, depending on the type of applica- are easy to get as the membrane is placed, but diffi-
tion and the specific membrane. Recently manufactur- cult to get rid of, so often they’re ignored. Wrinkles
ers are requiring laps to be sealed with a cured EPDM and fish mouthing should have been cut out and
seam tape on 20-year warranty systems. Seam tapes patched, especially in laps. Wrinkles on laps and
make a premium splice and significantly increase flashings for openings should be checked carefully.
installation costs. EPDM laps more typically will have “T” joints in the membrane on a quality application
a (black) splice cement with a required “Lap seal or will have a reinforcing 6-inch patch, and all edges will
edge caulk,” which looks like a rubbery black caulk. be caulked with lap seal. These joints require careful
White splice cement and white caulk are available for scrutiny. Corners should also be reinforced with
use on white membranes. Lap sealants are designed to patches, and all patches should have rounded corners
seal exposed edges on laps. The adhesive used to and be caulked with lap seal/edge caulk.
attach EPDM to decking is yellow, and cannot be
used for laps. Roof systems with insulation require a wood nailer
around the eaves to provide a surface for attaching
Roof penetrations, wall flashing and anchor drip apron or gravel stop flashing. Drip apron/gravel
bars stop flashing must have a minimum 3-inch flange and
be stripped off with a 5-6 inch EPDM membrane.
Roof penetrations may have a “pitch pocket or pan,”
Plumbing pipe collars require a one-piece (target type)
which should be filled with an EPDM filler material
(not roof cement). Wall flashing is usually an EPDM
or a combination of EPDM and metal counter flash-
ing – check for an adequate seal, and check for secure
anchors or anchor bars. Anchor bars are made of
extrude aluminum (1" wide) and come in 10-foot
lengths. They are designed to hold membrane at walls
and perimeters for the ballast system, and are also
used in mechanical attached systems. Anchor bars
should have fasteners every 6 inches on perimeters
and every 12 inches when used as mechanical system
anchors.
Report bare spots in the ballast. Watch for shuffled, John Cranor of Homebuyers Inspections, Inc. in Eastern
displaced, deflected or loose insulation. Check for Virginia is a third–generation roofer. He is an ASHI
bonding failure on fully adhered systems. Note any Member and serves on the Technical Advisory
loose mechanical fasteners and anchors, especially on Committee.
mechanical attached systems, and watch for tenting at
underlying fasteners, which indicates it has backed up Copyright© 2002, ASHI. None of the content of this publication
may be reproduced, in any manner, without the prior written con-
or that the insulation is overly compressed due to too sent of the publisher. Inclusion of or specific mention of any propri-
much roof traffic. On commercial buildings with etary product within does not imply endorsement of, nor does
exclusion of any proprietary product imply non-endorsement, by
mechanical equipment, service trades will often acci- the American Society of Home Inspectors, Inc. Opinions or state-
dentally damage the membrane, so you’ll want to ments of authors and advertisers are solely their own, and do not
check around roof-mounted equipment for damage or necessarily represent the opinions or positions of ASHI, its agents,
or editors. See above for information pertaining to submission of
oil spills. articles, advertising and related materials.