[heading-style-h3]The Roof Was Rotting Beneath Their Feet—Until We Stepped In[heading-style-h3]

[heading-style-h4]Project Backstory[heading-style-h4]

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[heading-style-h6]Introduction[heading-style-h6]

When management at a Seattle multi-unit building began facing recurring leaks, dry rot, and pooling water on their aging flat roof, it became clear that minor repairs were no longer a viable solution. The existing system was well beyond its expected lifespan, and a long-term waterproofing solution was urgently needed. That’s when they reached out to Flat Roof Pros for a full restoration using a three-layer silicone system engineered for flat roofs and high foot-traffic areas.

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[heading-style-h6]About the Client[heading-style-h6]

This project took place at a residential multi-family building in Seattle, covering over 6,500 sq. ft. of flat roofing and 4,000+ sq. ft. of balcony decking beneath pavers. The building's upper roof and lower-level decks both utilized an aged modified bitumen membrane. After more than two decades of exposure to the elements, both sections exhibited significant wear, water retention, and structural concerns related to dry rot and seam failure.

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[heading-style-h4]Challenges[heading-style-h4]

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The existing roof system presented multiple serious concerns:

• Widespread standing and pooling water had weakened the membrane
• Seam separation and cracks along the parapet walls and coping edges
• Dry rot in multiple deck areas, especially under balconies
• A lack of reliable waterproofing, putting the structure below at risk
• High foot traffic from rooftop access and paver systems required a heavy-duty solution

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Patch repairs had already been attempted but failed to provide long-term results. The client needed a full-scope restoration with proven durability, especially under frequent use.

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[heading-style-h4]Solution[heading-style-h4]

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Flat Roof Pros proposed a complete silicone-based restoration system with reinforced waterproofing to restore the roof's integrity and extend its service life. Our team followed a multi-step preparation and application process, including:

• Full cleaning and pressure washing of the surface to remove debris and loose granules
• Repair of broken seams, blisters, and compromised flashing
• Removal and replacement of dry-rotted plywood as needed, especially under balconies
• Application of a primer to block bleed-through and improve adhesion
• Installation of a three-layer silicone system:
  • Reinforced fabric embedded between two layers of high-solids silicone
  • Designed to resist water intrusion, UV exposure, and heavy foot traffic
• Special detailing around drains, curbs, and penetrations for added protection
• Restoration of both the main roof and balcony sections to ensure full-building coverage

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The rooftop system was built to support pavers on the balconies and withstand future maintenance traffic without compromising the waterproof layer.

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[heading-style-h4]Completed Project[heading-style-h4]

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• 20-Year System Warranty on both materials and labor
• Comprehensive leak protection, even under pavers and high-use walkways
• Dry rot repaired, restoring structural strength where decking had failed
• Improved drainage, with sealed seams and proper slope reinforcement
• Reduced risk of future failures, thanks to a fully reinforced system
• Preserved paver installation, with no disturbance to the finished aesthetic

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Both the management team and building residents now benefit from a quiet, leak-free building with minimized risk of long-term damage.

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Looking to Restore or Waterproof an Aging Flat Roof?

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Whether your building is suffering from leaks, rot, or just overdue for maintenance, Flat Roof Pros offers professional waterproofing systems that extend the life of your roof—without the cost of full replacement.
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📍 Proudly serving Seattle, Green Lake, Wallingford, and surrounding neighborhoods

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→ More about the Restoration service