Not only are we available, reliable, and offer 100% satisfaction guarantee, but we also take pride in our team of experienced roofing, insulation, and gutter specialists.   

Local Expertise

Guardian Roofing prides itself on having a deep understanding of Seattle’s unique climate and weather patterns. Seattle is no stranger to rain, and the constant drizzle can take a toll on roofing systems. Guardian Roofing’s team is well-versed in selecting and installing quality materials that can withstand the city’s weather conditions. From heavy rain to occasional snow, they have a solution for every season. Call us at 877-926-9966 or schedule your free estimate online »

Customized Roofing Solutions

Unlike one-size-fits-all roofing companies, Guardian Roofing takes a personalized approach to each project. They understand that every home or commercial building has unique roofing requirements. Guardian Roofing’s team of experts conducts a thorough assessment of your property, considering factors such as the building’s architecture, surrounding property and landscaping, curb appeal, and any other specific needs. This attention to detail ensures that you receive a customized roofing solution that fits your property like a glove. See how we helped Janet!

Quality Craftsmanship

Guardian Roofing places a premium on craftsmanship. We believe that a roof is not just an overhead cover; it’s an integral part of your property’s structural integrity and the frontline against the harsh Seattle elements. Our team of skilled and experienced roofing professionals ensure that every project is executed with precision and care. This commitment to quality craftsmanship is reflected in the durability and longevity of our roofing solutions. Click here to learn more!

Versatile Services

Guardian Roofing offers a wide range of services. Whether you need a minor repair, a complete roof replacement, or installation of a brand-new roof, our team of experts have the expertise and resources to handle it. We offer gutter cleaning, installation, as well as gutter guards. Further we also offer attic installation services. Our versatility sets us apart, making Guardian Roofing a one-stop destination for all your roofing needs. While we do offer multiple services, we do not start multiple projects, and partially finish them. Your project gets our full attention until it is completed. 

High-Quality Materials

A roof is only as good as the materials used to build it and their installation. Guardian Roofing sources high-quality roofing materials that are built to withstand Seattle’s ever-changing weather conditions. From shingles to underlayment and everything in between, they use top-tier materials to ensure the longevity and performance of your roof. Our trained experts understand that a proper installation increases the value of your home, decreases your energy costs, and protects the longevity of your roof. 

Exceptional Customer Service

Guardian Roofing is dedicated to providing exceptional customer service. They understand that a roofing project can be a significant investment, and they want their clients to be informed and comfortable throughout the process. Their team is always ready to address questions, concerns, and provide regular updates on the progress of your project. We are available from 7am-7pm, Monday through Saturday. When you call we will answer. Plus, we have a 24 hour emergency response! Click here to learn about our protection plan.

Transparent Pricing

One of the most common concerns when working with roofing companies is unexpected costs. Guardian Roofing maintains a policy of transparent pricing. We provide detailed estimates and ensure that you are aware of all costs upfront. We thoroughly inspect the property in order to include all work necessary in the base price. No surprises, simply honest and transparent pricing. Learn more about our pricing.

Eco-Friendly Roofing Solutions

In a city that values sustainability, Guardian Roofing offers eco-friendly roofing options. If you’re environmentally conscious and looking for energy-efficient roofing solutions, we have a range of eco-friendly materials and installation methods that can help reduce your carbon footprint while saving on energy costs. Click here to learn more about our materials.

Commitment to Safety

Safety is a top priority for Guardian Roofing. We follow industry-leading safety standards to protect our team, your property, and the surrounding environment during every project. Their commitment to safety ensures a smooth and worry-free roofing experience.

Warranty and Guarantee

We are proud to offer a 100% satisfaction guarantee. We do not stop until you are happy. Period. Guardian Roofing stands behind their work and our commitment to quality craftsmanship. This means that you can have peace of mind knowing that your investment is protected. Call us at 877-926-9966 or schedule your free estimate online »

Guardian Roofing is not just another roofing company in the Seattle metropolitan area. We are setting standards for excellence, quality, and customer satisfaction in the roofing industry. With our local expertise, customized solutions, quality craftsmanship, and a strong commitment to customer service, we have earned our reputation as a trusted roofing partner in Seattle. When you choose Guardian Roofing, you’re not just getting a roof; you’re getting a guarantee of protection and peace of mind.

Causes of Flat Roof Leaks

Your flat roof can leak due to a variety of factors. You should repair your flat roof if you find visible damage, you have a roof leak, your energy bills increase, or you have an older roof. If your roof is old, some areas may have deteriorated and will likely fail, allowing rainwater to infiltrate your home. In most cases, flat roofs leak around vents and plumbing stacks or at the edge of the roof.

Other common causes of leaks on flat roofs include:

• Ponding water – When water remains on your roof for more than 48 hours after precipitation, it can lead to damaging leaks.
• Damaged Membrane – If your flat roof is made of a single-ply membrane, it can be susceptible to damage due to ponding water or roof traffic. A compromised membrane allows water to enter the insulation, causing more serious leaks.
• Roof Structures – Just like sloped shingle roofs, flat roofs are vulnerable to leaks around areas where a structure rises up through the roof’s surface. These structures may include plumbing vents, gas lines, pipes, and other building elements. 
• In many cases, flat roofs can leak when debris is left on the roof for long. It can block water from flowing down your roof or redirect it to other areas. Make sure you regularly clean your flat roof without pushing debris down the drains. 
• You may also want to inspect the drainage system for clogging preventing water from draining off your roof. Knock on the metal drain pipes using your knuckles and listen. If the pipe sounds dull, then there is some debris stuck inside.

Replacing a Flat Roof

Once you and your professional Guardian roofing inspector examine your roof and decide it’s time to replace your flat roof, you’ll be in for an extended replacement process. During the replacement process the old roofing membrane is removed. Then the roofers will clean the entire roofing system underneath the membrane, including flashing, vents, and wood areas. Any damaged materials like rotted plywood will be removed and replaced. Your roofing contractor may need to install new HVAC stands and features and new insulation. Install new roofing membrane. Then your roofing contractor will install new perimeter flashings and fascia caps. Finally, your Guardian roofing professionals will clean up and remove the debris. 

Alternatives to Flat Roof Replacement

Just because you have a damaged roof doesn’t mean your roof must be replaced. Many times, small areas of damage can be repaired. And you have a few different alternatives. Some of your repair options are:  

• Patching – In some cases, patching a small damaged area can work. However, patching a portion of your roof is only effective if moisture damage hasn’t spread to the underlying roof deck or surrounding areas. So, if you have an active leak, patching may not be your best option. 
• Re-Covering – Recovering is the process of adding a second membrane (like EPDM or TPO) over the top of your existing flat roof without removing the damaged materials first. Roof re-covering works better in situations where the roof isn’t leaking or severely damaged but the roof is showing signs of aging or minor deterioration. 
• Roof Coating – Roof coating is similar to Re-covering in that your Guardian roofing contractor covers your existing membrane without removing it.  The roof coating process uses a thin liquid membrane on top of your existing roof. Usually, this is a proactive measure you can take if your roof isn’t already showing extensive signs of damage. Roof coating may also give your roof membrane additional heat and UV protection. Roof coating is best when there are no insulation issues and no underlying structural issues.

Guardian Roofing offers repairs, maintenance and replacement on most low slope and flat roof systems including: 

• PVC – PVC Roofing (Polyvinyl Chloride) is a durable single ply flat roofing material designed to be flexible, strong and UV reflective.  
• TPO – TPO (Thermoplastic polyolefins) membranes are made from ethylene propylene rubber (a synthetic elastomer) and polypropylene (a thermoplastic polymer) which is then polymerized (bonded together using chemicals). 
• Torchdown – Torchdown is an asphalt based rolled roofing application.  Torchdown has a shorter life cycle than PVC or TPO and cannot be installed with areas of ponding water.  It is still a viable product in certain situations.
• Built-Up Roofing – Most commonly referred to as Hot Asphalt Roofing consist of fiberglass ply sheet(s) embedded in hot asphalt.  Although this application is no longer common for residential application, many of these roof systems can be repaired before they are replaced.
• Poly Iso Insulation. Many flat roofs have insulation that has failed or is inadequate. Poly Iso insulation can;
  • Reduce utility costs
  • Create proper water flow
  • Protect the home from damaging condensation.

We primarily install TPO and PVC for our low slope and flat roof systems.  Guardian is one of the only Residential Roofing contractors in our area that is also certified to install a Commercial grade low slope roof system on a commercial building as well as a residential home.  We are a GAF authorized dealer which allows us to offer lifetime and extended warranties for labor and materials. Our roofing technicians are highly trained in all low slope and flat roof applications. 

Flat Roof Replacement Tips

If a complete replacement is your best option, there are some steps you can take to make the process simpler and get the best result. First, talk with your roofing inspector about your options. Likely, new and better products are now on the market. There are a wide range of flat roofing materials from which you can choose and your roofing inspector can discuss the best options for your roof.

Warranties and Quality Guarantee

A roof replacement is a major home improvement process and you want it to be done right the first time. But if something does go wrong, Guardian roofing has warranties and quality guarantee in place. You can discuss the various product warranties with your Roofing inspector as part of your initial roof replacement inspection.

Contact Your Insurance Company

In most cases, a roof replacement is your responsibility. However, one exception is if the roof replacement is required prematurely. Every roof has an expected life-span. If your roof must be replaced before the roof has reached its expected lifespan because of damage or inferior quality, your insurance may cover some or all of the replacement or repair costs. It won’t hurt to check with your insurance company to see what’s covered and what’s not.

Call The Experts

A well-made low slope roof is designed to last for the long haul, but Guardian knows every roof requires regular inspection. When your flat or low-slope roof needs inspections, maintenance or replacement, Guardian is the one to call. 

Guardian Roofing is committed to living up to these criteria and much more. If you are looking for a roof repair, replacement, or maintenance contractor please call us today at 877-926-9966 or complete our online service request form.

Manufacturer Warranties

Almost all roofing shingles come with an industry standard basic limited lifetime warranty. This warranty will cover you as long as you own your home. Different manufacturers have different versions of “Limited”, so it’s important to read what each manufacturers’ warranty covers. Most manufacturer warranties will cover defective shingles and the cost of replacing defective shingles for up to one year. Faulty installation or damage caused to the shingles as a result is not covered under this type of warranty.

Workmanship Warranties

A key role in the life of your roof, whether new or repaired, is the workmanship warranty provided by your contractor. The length of the warranty differs by  contractor, but should protect you against material failures due to improper installation and damage done to your home’s exterior or interior while the work was being performed. Additionally, a good workmanship warranty should be good for the life of the roof.

Keep in mind that a contractor’s warranty may not cover items such as storm or wind damage, ice damage, damage due to alteration of the roofing installation or repair work as well as leaks caused by fallen tree limbs and other issues not directly related to the contractor’s work on your roof.

Extended Warranties and the Guardian Roofing Difference

Most manufacturers will offer extended warranties, but usually for an additional cost. At Guardian Roofing, our experience and continued quality means that manufacturers back our work with automatic extended warranties at no additional cost to you. To learn more about our Guardian Guarantee, feel free to contact us anytime by calling: 877-926-9966

Repairing or replacing your roofing system can be a costly proposition. So, it’s important as a homeowner to understand the life expectancies of different roofing materials to make an informed choice when investing in a new roof. Here is a quick roundup of how long various residential roofing materials last.

Asphalt Shingles

An asphalt shingle roof lasts around 15 to 25 years when properly maintained and barring significant storms or disasters. However, you will need to have your roof thoroughly inspected by a professional around the 15-year mark, especially if your roof has faced a major weather issue.

If you suspect your asphalt shingles might need repairs or replacement, look out for major cracks, curled shingles around the edges, or missing granules. A hailstorm, tornado, blizzard, or other catastrophic weather event could shorten the lifetime, prompting untimely repairs or replacement.

Metal Roofing

Metal roofing systems are becoming increasingly popular for residential homes, thanks to their longevity. With proper installation and maintenance, metal roofs can last for decades. Typically, a metal roof can last for up to 50 years or even longer if it is well cared for and no major storms or other problems occur. In fact, copper or zinc can remain beautiful and fully functional for 100 years, making their high upfront cost well worth the investment.

Low Slope and Flat Roofing

If your home has a flat or low-sloped roof, a roofing membrane such as EPDM can be an ideal choice due to its low cost and ease of installation and repair. However, EPDM roofs only last 5-15 years and are prone to leakage due to their glued or taped seams. TPO or PVC roof membranes are more costly but relatively more durable alternatives for flat or low-sloped roofs.

Cedar Shake and Wood Shingles

Cedar roofing offers an elegant and timeless appearance. It’s highly rot and insect-resistant, making it last for decades or even longer with proper maintenance. Typically, cedar shingles or shakes can last 30-40 years depending on the climate, level of maintenance, and presence of any overhanging trees which can cause faster deterioration. When you begin to notice cedar shingles or shakes peeling or cracking, then you know it is time to consider repairing or replacing your roof.

Tile

Tile roofing systems are popular in warmer, wetter climates due to their impressive heating and cooling efficiencies and water resistance. The lifespan of your tile roof will largely depend on the specific type of tile you choose and the prevailing weather conditions in your region. Overall, tile roofs can last 100 years or longer with proper care.

While the lifespan of your roof will largely depend on the specific roofing material you choose, the installation technique and maintenance routines will significantly shorten or prolong the life expectancy of your roof. Always work with a reliable, local roofer for all your roofing and maintenance needs. Guardian Homes is your ultimate roofing partner in the greater Puget Sound Area. Contact us today to schedule a free inspection!

Flat roofs are popular in commercial and industrial buildings, but over the recent years, homeowners seeking luxurious and space-saving roofing alternatives have found this roofing style desirable. Low-sloped or flat roofs create convenient space for the installation of HVAC systems and make it simple to carry our roof repairs and maintenance. But, when your flat roof begins to leak, it’s definitely not pleasant news. You’ll want to carry out a thorough inspection to determine the cause of the leak and make the necessary repairs to prevent water and moisture from causing hazards such as flooding, rotting, and mold growth.

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Causes of Flat Roof Leaks

Your flat roof can leak due to a variety of factors, including old age. If your roof is old, some areas may have deteriorated and will likely fail, allowing rainwater to infiltrate your building. In most cases, flat roofs leak around vents and plumbing stacks or at the edge of the roof.

Other common causes of leaks on flat roofs include:

• Ponding water – When water remains on your roof for more than 48 hours after precipitation, it can lead to damaging leaks.
• Damaged Membrane – If your flat roof is made of a single-ply membrane, it can be susceptible to damage due to ponding water or roof traffic. A compromised membrane allows water to enter the insulation, causing more serious leaks.
• Roof Structures – Just like sloped shingle roofs, flat roofs are vulnerable to leaks around areas where a structure rises up through the roof’s surface. These structures may include plumbing vents, gas lines, pipes, and other building elements. 

How to Prevent Flat Roof Leaks

In many cases, flat roofs can leak when debris is left on the roof for long. It can block water from flowing down your roof or redirect it to other areas. Make sure you regularly clean your flat roof without pushing debris down the drains. 

You may also want to inspect the drainage system for clogging preventing water from draining off your roof. Knock on the metal drain pipes using your knuckles and listen. If the pipe sounds dull, then there is some debris stuck inside.

Learn More

Other long-term ways to prevent your flat roof from leaking include:

• Installing Flashing – Adding flashing to your flat roof will prevent leaks around chimneys and vents. Let your roofer also install flashing along the edge of the roof, ensuring it bends over the edge. 
• Use a Membrane – A rubber membrane is typically installed on top of shingles to take the place of gravel on a flat roof. It’s a great way to prolong the life of an old, deteriorating roof.

Work with a Professional Roofer to Stop Leaks!

If your flat roof has already sprung leaks, it’s important to have a professional roofing contractor carry out a thorough inspection to determine the cause of the leak and make the necessary repairs. Guardian Homes is your trusted flat roof specialist in the greater Puget Sound Area. Contact us today to learn more about preventing leaks from wreaking havoc in your home.

When you need to have a flat roof replaced on your home, how much should you expect to pay? What kind of materials are there? Figuring out a residential flat roof replacement cost involves taking several factors into consideration.

Type of Roofing Materials

The type of roof material you choose affects the price of your flat roof. Thermoplastic polyolefin (TPO) typically costs less than other materials, including polyvinyl chloride (PVC), metal and torch-down. However, you should also consider the life expectancy of these different materials.

Metal roofs, for example, typically have a longer life expectancy compared to other flat roof materials, though it does cost more to install. A professional roofer can help you weigh your options in terms of cost, life expectancy, and what your home needs in order to stay within your budget.

Access to the Roof

Access to your roof also raises the cost of your flat roof replacement. For example, a high roof can cost more to replace, since workers have to take extra precautions due to safety concerns and the materials can be more difficult to get to the roof. Labor costs might end up being higher as well if the replacement takes longer than usual when your roof is difficult to access.

Underlying Roof Structures 

The structures and materials underneath your roof can affect the cost of your flat roof replacement. Needing repairs done for damaged materials or structures, for example, will result in a higher cost overall. Roof structures can include a wood, metal, or concrete deck, along with a cover board and other materials.

Wind Loads and Fastenings

Local building codes typically determine the kind of wind loads and fastenings your flat roof should have. These can range widely in cost depending on the types you need for your home in the greater Puget Sound area.

Building Code Requirements

Building code requirements can change over time, so it’s important to know the latest ones. You can check with your local city, town, or county’s website to see if local building codes are posted. For example, you can find out whether or not a permit is required to re-roof your home with the same type of roof material or whether or not you need an inspection. Also contacting your local reputable contractor is a great option to learn more about the building codes.

If you’re looking for reliable roofing experts for you residential roof replacement in the greater Puget Sound area, Guardian Homes is a great option. We’ve been around for over 15 years and are here to help you keep your home safe and sound. Contact us today to get your next roofing project started!

Flat Roof Coating Materials

Flat roof coatings are available in a variety of types these days. Homeowners no longer need to use tar with toxic fumes to seal their flat roofs. Rubber and PVC coatings are newer products you can use to seal your roof from the elements. The type of coating you choose for your roof will depend on your roof’s existing condition and the kind of coating already on your roof. Here are some of the best coatings for flat roofs today.

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Acrylic Coatings

Acrylic coatings use water-based materials and don’t have any complex components in the mixing process. This simplicity creates better safety since acrylic is not a flammable material. Acrylic coatings are generally highly reflective and work well with bituminous and non-bituminous roofs.

The acrylic coating will need to be applied when there isn’t any extreme cold or heat. If you apply acrylic in intense heat, it won’t properly stick, and it may freeze under overly cold temperatures. If there is ponding water on your flat roof, it may also affect adhesion.

Silicone Coating

Many homeowners now prefer using silicon coating for their flat roofs because of its appealing aesthetics and solid protection from leaks. It’s one of the best coatings to withstand ponding water permanently. Silicone coatings won’t chip away over time. Since its quite sustainable, you don’t have to worry about replacing the coating until a decade or more. Silicone also holds up well in climates with extreme temperature fluctuations.

One notable downside is it has little resistance to abrasion, so it’s not a good option if your roof has considerable foot traffic. It’s also slippery under wet conditions.

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Urethane Roof Coatings

Urethane roof coatings are a fluid-applied roofing system. They are most commonly used in sprayed-in-place polyurethane foam insulation and other commercial roofing substrates. There is no doubt urethanes are among the strongest, most durable coatings on the market today. Moreover, you can choose between aliphatic and aromatic urethane coatings. 

Aliphatic urethane coatings are extremely UV stable, dirt-resistant, and hold color longer, making them perfect for a topcoat. Aromatic coatings, on the other hand, are less expensive and don’t hold up well against UV rays, which is why they are often used as a base coat. 

Overall, urethane roof coatings adhere well to most flat roofing substrates, but they smell, have a shorter lifespan, and are relatively difficult to spray on.

Here at Guardian Homes in the Pacific Northwest throughout Seattle and Portland, we apply high-quality flat roof coatings on any roof. Our coatings can benefit your flat roof for several years without needing re-coat every other year. Contact us to find out more about our flat roof coatings and how to keep your flat roof in the best condition possible!

Flat Roof Maintenance

Roof sealing is a vital part of protecting your flat roof from the elements and extending its lifespan. Generally, a good quality flat roof is expected to last about 10 years, but with proper coating, it can last much longer. Sealing is a great way to extend the lifespan of your flat roof and reduce the number of repairs it may need. But, how often should you seal your flat roof? 

When to Coat a Flat Roof

The main reason to recoat a flat roof is for water protection. If ponding does occur, the roof can leak and cause more damage inside. It’s worth resealing the roof every five years or so to avoid water damage. However, the following factors may often influence the frequency of roof coating:

Roof Style

For flat roofs, regular roof sealing is absolutely crucial since they are at high risk of ponding. So, the surface has to be perfectly waterproof to prevent leakage of water into your building. Even the smallest of leaks should be dealt with promptly to prevent any water damage. Typically, a flat roof left unsealed can have its lifespan reduced by up to 50 percent. Sloped roofs, on the other hand, do not need sealing as often since water can run off more efficiently and is less likely to pool.

Your Local Climate

Harsher climates call for more frequent roof sealing. Rough weather can break down the sealant much faster than climates without intense sun, heat, or rain. Areas with high winds may also have tree branches and other debris scratching or damaging the roof. Moreover, repetitive cycles of rain and sunshine can cause the sealant to expand and contract quickly, causing it to need frequent recoating.

How to Tell When a Flat Roof Needs Coating

It’s important to seal flat roofs as a pre-emptive measure instead of waiting for leaks or ponding. Any signs of leakage, ponding, or structural damage indicate your roof needs coating. But even if you don’t notice such signs, a flat roof should be sealed every five years to safeguard it from water damage.

Overall, roof sealing is a very critical part of keeping your flat roof in great shape. If you have a flat roof, you need to be vigilant about having the roof inspected annually. However, resealing won’t solve major issues. If the roof is damaged and needs repairs or replacement, it’s better to not waste money on coating the roof but fix the problems. Consider working with Guardian Home in the Pacific Northwest throughout Portland and Seattle for all your flat roofing needs. Schedule your appointment today!

Flat roofs on residential buildings offer many benefits, and with proper maintenance, they can last for as long as 50 years. There are different types of flat roofing materials with each type offering a different lifespan. With all the choices and newer products coming into the market, homeowners want to know the average lifespan they can expect. Here are the most common residential flat roof materials.

• Built-Up Roof – Depending on how well you maintain your built-up roof, it can last for 15-20 years. The traditional hot-tar-and-gravel roofing material is built from three or more layers of waterproof material alternated with hot tar and ballasted with a layer of smooth river stone. 
• PVC – PVC is often reinforced with polyester or fiberglass to create a durable roofing material. PVC roofs can last up to 30 years and are highly resistant to fire and UV rays. 
• TPO – Thermoplastic polyolefin (TPO) has a wider range but can last for 15-20 years. This versatile roofing material can reflect UV rays and retard flames.
• Torchdown – A torchdown, or modified bitumen, is a single-ply rolled roof treated with a mineral-based wear surface. However, torchdown roofing systems have a slightly shorter lifespan than PVC and TPO.

Factors Affecting the Longevity of Flat Roofs

There are several factors which determine how long your residential building’s flat roof will last. In general, a flat roofing system can last anywhere from 10-50 years depending on the following factors:

• Climate
• Roofing material
• Installation
• Roof penetration
• Proper Maintenance

What this means is choosing the right roofing contractor is just as important as choosing the right roofing material. You need a professional with expertise and experience in installing various types of flat roof membranes. Additionally, proper maintenance involves ensuring efficient draining to avoid ponding which can eventually seep through and cause costly damage to the surface underneath. Consider working with Guardian Homes in the greater Puget Sound Area for all your flat roofing needs. Contact us today for more information!