Commercial · EPDM
Sixty years of field history, still earning it.
The proven black rubber membrane, flexible through freeze-thaw, forgiving to repair, and still one of the smartest long-ownership choices on the market.
Where EPDM fits
Buildings you plan to keep.
EPDM stretches and returns through decades of temperature swings without cracking, and when it finally does age, it ages gracefully, seams and flashings can be re-adhered and patched economically instead of demanding a tear-off.
Its dark surface also works for you in winter, shedding frost and melting snow sooner than white membranes.
Commercial services
The rest of the flat-roof toolbox.
TPO
Heat-welded single-ply with a reflective white surface that cuts summer cooling loads. The workhorse for warehouses and big open decks.
Learn morePVC
Chemically resistant and heat-welded, the right answer over kitchens, labs, and anywhere grease or chemicals hit the roof.
Learn moreBuilt-Up (BUR)
Multiple asphalt plies with redundancy built in, a heavyweight for roofs with heavy foot traffic and long ownership horizons.
Learn moreModified Bitumen
Asphalt toughness in rolled sheets, granule-surfaced, well-suited to smaller commercial roofs and mixed-slope buildings.
Learn moreCommercial Repair
Leaks at curbs, seams, and drains, found, documented, and fixed before they reach the deck.
Learn moreFlat Roof Repair
Ponding, blistering, open seams, and failed flashings on any of the five major membrane systems.
Learn moreQuick answer
Hardesty Roofing installs and repairs EPDM roofing across Central Virginia. EPDM is a synthetic rubber single ply membrane, in wide commercial use since the 1960s, valued for its flexibility, cold weather performance and long service record. It is the black rubber roof on a great many Central Virginia commercial buildings. Class A licensed, roofing from Midlothian since 1990. Call 804-523-9955.
What EPDM is
The rubber roof, and why it is still specified.
EPDM stands for ethylene propylene diene monomer, which is a synthetic rubber. It has been installed on commercial buildings since the 1960s, which gives it something none of the newer membranes have: decades of real world performance data rather than projections. If you have a black rubber roof on a Central Virginia commercial building, it is very likely EPDM.
Its practical strength is flexibility. EPDM stays pliable across a wide temperature range and handles building movement and freeze thaw cycling well, which matters in a Virginia winter. Its practical weakness is that black absorbs heat rather than reflecting it, so on a conditioned building it works against your cooling load. White EPDM exists and costs more.
- Seams
Joined with seam tape or adhesive rather than heat welded. Seam preparation and cleanliness matter enormously to how long they hold.
- Flexibility
Stays pliable in cold and handles building movement well, which is why it has lasted as a specification for sixty years.
- Thickness
Commonly 45, 60 and 90 mil. The 90 mil option is notably tougher where a roof takes abuse.
What it costs
What drives an EPDM number.
EPDM is generally competitive with the other single ply systems, and like them the spread between two quotes is mostly specification rather than labor. Thickness and attachment are the levers.
One EPDM specific consideration: black membrane costs less than white, and on an air conditioned building the difference in cooling load can matter over the life of the roof. That is worth weighing rather than defaulting to the cheaper sheet.
- Membrane thickness
Commonly 45, 60 or 90 mil. Heavier membrane resists puncture and abuse considerably better.
- Black or white
Black is cheaper up front. White reflects and reduces cooling load on a conditioned building.
- Attachment method
Mechanically attached, fully adhered or ballasted. Ballasted is only viable where the structure can carry the load.
- Seam work
Detail work around curbs, units and penetrations is where the hours go on any single ply roof.
What to expect
How an EPDM roof goes on.
Free inspection
We assess the existing roof, confirm the membrane and its condition, probe for saturated insulation, and review drainage and rooftop equipment before specifying thickness, color and attachment.
Written estimate
You get a written estimate with the options laid out and no vague line items. We explain the tradeoffs and give you our honest recommendation, including when the cheaper option is the right one.
Scheduled work
We schedule around you and show up when we said we would. Crews protect landscaping and vehicles, and magnet-sweep for nails at the end of every working day, not just the last one.
Final walk and paperwork
We walk the finished job with you, answer anything still open, and hand over the warranty documentation. Manufacturer coverage gets registered at closeout, because it is not real until it is registered.
Warranty
Two promises, and they are not the same promise.
Commercial roofs carry two separate warranties. The membrane manufacturer warrants the material and, on some systems, the installed assembly. Hardesty warrants the workmanship. They are different promises with different terms.
Membrane warranty length varies widely by system, by membrane thickness, and by whether the manufacturer inspects the finished job. We tell you what the specific assembly qualifies for before the work is specified, not after.
- 5 yrs
Hardesty's own workmanship warranty on labor. If our installation fails, we come back and fix it.
- Varies
Membrane coverage is set by the manufacturer and varies by system and thickness. Longer terms generally require heavier membrane and a manufacturer-inspected installation.
- In writing
You get the term for the exact material you choose, in writing, before you sign anything.
Common questions
EPDM questions.
Is EPDM the same as a rubber roof?
Yes. EPDM is a synthetic rubber membrane, and "rubber roof" almost always means EPDM in commercial roofing.
How long does EPDM last?
EPDM has one of the longest real world track records of any single ply membrane, and service life depends on thickness, seam quality and drainage rather than on the material alone. Sixty years of installed history is the reason it is still specified.
Should we choose EPDM or TPO?
EPDM is more flexible, handles cold better and has the longer track record. TPO is reflective and its heat welded seams are very strong. If cooling load is a concern, TPO or white EPDM has the advantage. If the building moves or sees hard freeze thaw, EPDM has it. We install both and will specify against your building.
Our EPDM roof is black. Can we get white?
Yes, white EPDM is available. It costs more than black and reduces rooftop heat gain, which is worth weighing on an air conditioned building.
Can EPDM be repaired?
Yes, readily, using compatible tape or adhesive systems. Correct surface preparation is critical, because EPDM repairs fail when the surface is not properly cleaned and primed rather than because the material is difficult.
Why do EPDM roofs leak at the seams?
Because seams are adhesive or tape rather than welded, they depend entirely on how well the surfaces were prepared at install. A well prepared EPDM seam lasts a very long time. A poorly prepared one is the first thing to fail.
What is a ballasted roof?
A membrane held down by stone ballast rather than fastened or adhered. It is only viable where the structure can carry the weight, and it makes leak location harder because the membrane is buried.
Can we recover over our existing roof with EPDM?
Often yes, where the existing insulation is dry and code permits it. We probe before recommending it.
Free Estimate
Put a Hardesty roof over it.
Walk-throughs and estimates are free, written, and scoped for your budget cycle, repair, restore, or replace.
804-523-9955Prefer to talk? Call the shop directly. 14430 Sommerville Court, Suite B · Midlothian, VA 23113
Worried about the cost? We offer in-house financing. Ask and we will walk you through it.
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