Flat Roof Repair in Maryland
Family-owned, MHIC licensed (#85703), GAF Certified. EPDM, TPO, modified bitumen and coatings for flat and low-slope roofs across Anne Arundel County and central Maryland. Free inspections and estimates, no obligation.
- Flat roof specialists — EPDM, TPO, modified bitumen & coatings
- Fully licensed & insured in Maryland (MHIC #85703)
- Residential low-slope sections and commercial flat roofs
- Free, no-obligation inspections with photo findings
Certified & Trusted Partners
If your flat roof is leaking, ponding after every storm, or simply out of years, here’s the honest version. Exquisite Roofing & Exteriors is a family-owned Maryland contractor with 30+ years on Central Maryland roofs, and flat and low-slope work is a core service line — not a sideline. No roof is truly flat: anything under a 3:12 pitch is a low-slope roof, and it needs a sealed membrane system, not shingles. Water sits and moves slowly on these roofs, so the membrane, the flashings, and the drainage have to be right. Plenty of good shingle crews are not flat roof specialists, and it shows within a few winters. We install and repair EPDM rubber, TPO, modified bitumen, and coatings — and we will tell you honestly whether your roof needs a $600 repair or a replacement, even when it costs us the bigger job.
How Our Flat Roof Process Works
Step 1: Comprehensive Inspection & Estimate
We get on the roof and check the seams, flashings, drains, scuppers, and the transitions where a low-slope section meets pitched shingles — plus soft spots that indicate moisture already in the system. You get written findings with photos, free and with no obligation.
Step 2: Schedule Your Project & Preparation
You get a straight recommendation with repair, coating, and replacement priced side by side whenever more than one is genuinely viable — then we schedule your project and line up the right membrane system for your roof, whether that's EPDM, TPO, or modified bitumen.
Step 3: Final Inspection & Site Cleanup
Before we finish, we water-test the details, run a full quality check, clean the site completely, and hand you your workmanship and manufacturer warranties. Same crew standard on a 300 sq ft porch roof as on a commercial building.
Flat Roofing Systems We Work With
We install and repair every major low-slope system used in Maryland: EPDM rubber, TPO, PVC, modified bitumen, roof coatings, and the roll roofing and built-up systems we still find on older homes. Every job starts with a free inspection and an honest read on whether repair, coating, or replacement is the right money.
A single-ply synthetic rubber membrane installed in large sheets with as few seams as possible — the workhorse of residential low-slope work in Maryland. Flexible through our freeze-thaw swings, forgiving of foot traffic, and straightforward to repair years later. In this market, EPDM runs about $6–$10 per square foot installed and lasts 25–35 years.
A white reflective membrane with heat-welded seams — genuinely strong, and the reflectivity earns its keep in a Maryland August over conditioned living space. Our common recommendation for commercial buildings and additions. Typically $6–$11 per square foot installed, 20–30 years of service.
An asphalt-based membrane in rolled layers, torch-applied or self-adhered. The most budget-friendly system — a sensible fit for garages, sheds, and lower-priority structures at roughly $5–$9 per square foot. The honest tradeoff: 15–20 years, shorter than EPDM or TPO, and it is not reflective.
A liquid-applied elastomeric or silicone layer over an existing roof — a legitimate way to add 10–15 years when the membrane below is sound and the insulation is dry, at about $3–$6 per square foot. A coating over wet insulation is money set on fire: it seals the moisture in. We will tell you which situation your roof is in.
Seam failures, cracked flashing, ponding damage, punctures, clogged drains. Most flat roof repairs in this market run $400–$2,500, and if your roof only leaks in heavy rain, the fix is usually drainage or flashing — often smaller than you fear. Same-day response for active leaks during business hours.
Warehouses, retail, offices, churches, and multi-unit properties — TPO, EPDM, and modified bitumen installed and repaired around your operating hours, with documentation for ownership or insurance. Full low-slope replacements typically run $7,000–$20,000 for 1,000–2,000 sq ft.
On older homes we still find rolled asphalt and built-up “tar and gravel” roofs. Both can be patched to buy time, and both are usually near the end of the road by the time we’re called. We’ll tell you which situation you’re in — and price the patch against the fix.
The most common flat roof in Anne Arundel County isn’t a commercial building — it’s the low-slope section on a pitched home: rear additions, porch roofs, sunrooms, dormer tops, detached garages. Usually 200–500 sq ft, replaced for $1,500–$5,000, and usually failing at the transition where the membrane meets the shingles.
Our crews handle flat roof jobs of any size — a porch roof over a ceiling stain, a Baltimore row home with shared parapet walls, or a phased commercial replacement — with the same manufacturer-spec workmanship on every one.
Repair, Coat, or Replace? The Honest Answer
You’ll find flat roofing companies that only sell one thing — coating outfits that say replacement is a rip-off, replacement crews that call every coating a band-aid. Here’s how we actually decide: repair when the roof is structurally sound and the problem is local; coat when the membrane is worn but intact and everything underneath is dry; replace when there’s wet insulation, soft decking, or you’re patching the same roof every year. The extent of the damage decides — not what we happen to sell, because we do all three. Our repair-or-replace guide and the 25% rule walk through the same logic.
What Flat Roof Work Costs in Maryland
Straight market ranges, not quotes: minor repairs $400–$900, moderate repairs $900–$2,500, major repairs with wet insulation or decking $2,500–$6,000. Porch and addition roofs replace for $1,500–$5,000, garages and sunrooms $3,000–$8,000, and full low-slope replacements $7,000–$20,000. What moves the number most is what’s under the membrane — nobody can promise you dry decking until the roof is opened up — and access. For pitched roofs, see our Maryland roof replacement cost guide.
Customer Testimonials
Customer satisfaction drives everything we do. Homeowners across Anne Arundel County consistently point to our professionalism, tidy job sites, clear pricing, and quality workmanship — and to getting a straight answer instead of a sales pitch.
Our Roofing Case Studies
We showcase real project results. Our completed work protects homes, improves energy efficiency, and raises property value.
Rear Addition, Anne Arundel County – EPDM Replacement
Before: A typical scenario we see weekly — a 20-year-old low-slope section over a family-room addition, patched with roofing tar by a previous crew, leaking at the transition where the membrane meets the main shingle roof. After: Full tear-off, dry decking verified, new EPDM membrane run properly up under the shingles with correct flashing — a sealed system instead of caulk and hope.
Commercial Building – TPO Over Failing Modified Bitumen
Before: An aging modified bitumen roof on a commercial building with ponding at clogged internal drains, seam splits, and rising summer cooling bills. After: Drainage corrected, wet insulation replaced, and a white heat-welded TPO system installed in phases around business hours — cooler, watertight, and documented for ownership.
Get a Free Flat Roof Inspection Today
Whether it’s a leaky porch roof that has stained your ceiling or a commercial roof at the end of its life, we’ll get on it, tell you honestly what it needs, and price repair against replacement so you can decide with real numbers. Call (443) 233-1119 — free, no-obligation, and no pressure either way.
Project Gallery
Our Flat Roof Services in Maryland
- Flat Roof Repair
- Flat Roof Replacement
- EPDM (Rubber) Roofing
- TPO Roofing
- Modified Bitumen
- Roof Coatings
- Commercial Flat Roofs
- Row Home Roofs
- Flat Roof Maintenance
We handle flat and low-slope roofing end to end — repair, coating, and replacement in EPDM, TPO, and modified bitumen — alongside our full commercial roofing and emergency roof repair services. If a leak is active right now, we can get a temporary seal on it the same day during business hours.
Areas We Serve
We’re based in Millersville, and most of our flat roof work is within a short drive: Severn, Odenton, Crofton, Gambrills, Pasadena, Arnold, and the Annapolis area. We also serve Glen Burnie, Severna Park, Columbia, and Howard County — and we take flat roof work throughout Baltimore County and Baltimore City, where row-home roofs with shared parapet walls reward doing the whole plane properly rather than patching one section.
Frequently Asked Questions
Minor repairs — a seam, a small patch, one flashing detail — typically run $400–$900. Moderate repairs land $900–$2,500, and major repairs involving wet insulation or decking $2,500–$6,000. Full low-slope replacements run roughly $6–$11 per square foot installed. These are market ranges we see in this area, not quotes — access and what’s under the membrane move the number.
EPDM is black synthetic rubber with adhered or taped seams — flexible, easy to repair, typically 25–35 years here. TPO is a white reflective membrane with heat-welded seams — cooler over living space, very strong seams, 20–30 years. Both are good systems; the right one depends on your building, what’s underneath, and the budget.
Repair when the roof is structurally sound and the problem is local. Coat when the membrane is worn but intact and everything below is dry — it adds 10–15 years. Replace when there’s wet insulation, soft decking, or you’re patching the same roof every year. A coating over a wet roof only seals the moisture in — we check before recommending anything.
That pattern usually points to drainage rather than a hole. In light rain the water drains before it finds the weak spot; in a downpour it backs up at a clogged drain or a low spot and rises above a flashing or seam. It’s frequently a cheaper fix than homeowners expect.
A small puncture mid-membrane can be patched with a proper EPDM repair kit if you’re safe on the roof. But most leaks are at flashings and transitions, so a patch often misses the real problem — and the wrong sealant on a rubber membrane makes the professional repair harder later. If water is reaching your ceiling, the source is usually not directly above the stain.
For active leaks we prioritize same-day response during business hours across our service area — a temporary seal to stop the damage, then a scheduled permanent repair after a proper inspection. Call (443) 233-1119.