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Flat Roof Layovers · Kelowna & the Okanagan Flat Roof Layovers.

When a flat roof is worn on top but sound underneath, we torch a new roof on right over it. You skip the cost of tearing the old one off, and get another 10 to 15 years from the roof.

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The Idea

Skip the tear-off.

On a flat roof, a large share of a re-roof bill is removal: the labour to strip the old roof off, the bins, and the dump fees, charged by weight. A layover leaves the old roof in place as the base, so most of that comes off the quote.

The story: Downtown Torch-On Layover

Two roofers torching a new roll of membrane down over the old flat roof, a third crew member behind them

Another 10 to 15 years.

The new roof is torch-on: SBS membrane torched down over the old roof and flashed at every edge and opening, a full roof system rather than a coating. On a roof that qualifies, IKO’s re-cover warranty runs 10 or 15 years.

Before & After

The same roof, before and after.

The same spots on one downtown Kelowna roof: the worn old surface before the layover, and the new torch-on roof after it.

The worn grey surface of the old flat roof along the street side, parked cars below
Before · Oct 2024
The same street side with the new black torch-on roof, parked cars below
After · Jan 2025
Two air-conditioning units on a pipe stand on the worn old roof
Before · Nov 2024
The same two units on the new torch-on roof
After · Jan 2025
A large rooftop unit sitting on the worn old roof, a stained patch beside it
Before · Nov 2024
The same rooftop unit on the new torch-on roof
After · Jan 2025
Why It Works

What you actually save.

01

Less Time Open

With a tear-off, each section is open while it is being replaced. A layover is installed over a roof that is still keeping water out, so there is far less exposure during the work.

02

Less Disruption Below

No demolition noise, no debris chutes, far less dust and vibration through the building. On an occupied commercial or multi-unit building, that matters as much as the price.

03

Added Thermal Value

Where the assembly allows, a recover board or added insulation can go on as part of the layover — so you come out with a better-performing roof than the one you started with, not just a newer one.

The Process

First: can your roof take one?

CHECK 01

Dry underneath

Water trapped in the old roof is what most often rules a layover out. Covering wet insulation seals the problem in, so we check for it first. If it is wet, it comes off.

CHECK 02

Strong enough

A second roof adds weight. We check what the structure carries now, and how many layers the building code allows, before anything else.

CHECK 03

Details that still work

A new layer raises the roof at drains, curbs, door sills and edge metal. Those get planned before we start, because that is where a badly done layover fails.

If your roof does not qualify, we will tell you and quote a full replacement instead.

Related
Questions

Layover questions.

On a sound, dry roof, a layover is a full new torch-on roof with its own warranty, good for another 10 to 15 years. A replacement starts over from the bare deck and lasts longer, but it costs more because the old roof comes off first. We quote both so you can compare.
We check whether the structure can carry the extra weight, whether there is moisture trapped in the existing assembly, and how many layers are already up there. Those answers come from an inspection, not from a photo.
Yes. On a roof that qualifies, IKO’s re-cover warranty runs 10 or 15 years, and our workmanship warranty comes with it. We confirm which applies once we have looked at the roof.
A second layer of shingles over an existing one is possible on some pitched roofs where the structure and the existing surface allow it. It is a different conversation from a flat roof recover, and it comes with more caveats — we will walk through them on site.
That depends on the size of the roof, what the existing system is, and how much detail work the change in height creates. Because it varies so much, we quote it against a full replacement for your building so you can see both numbers side by side rather than a percentage we made up.
Next Step

Find out if yours qualifies.

We will check the structure, survey for trapped moisture, and quote a layover against a full replacement so you can compare the two on real numbers.

Request a Free Estimate Call 250-258-8600
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Free estimates • Kelowna & the Okanagan