Flat & Low-Slope Roofers: Costs, Lifespan and Alternatives

In inland conditions, composition shingle runs roughly fifteen to twenty-five years, tile underlayment twenty to twenty-five, and coatings seven to fifteen depending on the system.

Size, pitch, layer count and deck condition drive the number on any Excelsior roof. The line that moves is deck repair, so it belongs in the Excelsior quote at a rate per sheet rather than as an allowance.

A full replacement in Excelsior is permitted and inspected through the San Francisco Department of Building Inspection. Small repairs generally are not, but the layer count and assembly are checked on any permitted job.

One to three days on a typical Excelsior property, depending on size, pitch and how much deck needs replacing. Nothing is left open overnight.

Yes. Excelsior is about 337 miles from our Santa Monica yard, and we work it alongside Glen Park, Outer Mission and Crocker-Amazon on the same routes.

We start at the flashings, check the deck from inside the attic, and photograph every elevation. On an Excelsior property we pay particular attention to dried-out underlayment and attic temperature.

Yes. Low-slope sections on Excelsior buildings need a membrane or coating system rather than shingle laid flatter than it is rated for, and they are quoted separately from the pitched roof.

Two visits a year: clear valleys and gutters before the rains, then check flashings after the first real storm. In Excelsior that matters most because asphalt dries out and sealant pulls back from penetrations years before the field wears through.