Modified bitumen is a multi-ply, asphalt-based roof system built up in layers. It is tough, handles foot traffic well and is a common choice for smaller commercial roofs, mixed-use buildings and re-cover projects across the Front Range.
Blue Peaks Roofing inspects the roof first, documents what is going on, and then explains whether modified bitumen is the right fit or whether another system would serve the building better.
Every project starts with the roof and the building, not a product pitch. For mod bit, we also choose the install method (torch, cold-applied or self-adhered) based on the building, its occupants and site conditions.
Every project has a dedicated project manager who is your point of contact and coordinates with your facility or property manager.
Your project manager keeps you updated every day of the work, and we keep daily photo logs of the roof.
At completion we clean up and run a magnetic nail sweep around the building.
We walk the finished roof with you before we call it done.
Your workmanship warranty terms are written into your contract, and we register the manufacturer warranty.
Modified bitumen, often called mod bit, is asphalt blended with rubber or plastic modifiers and reinforced with fiberglass or polyester. The modifiers make the asphalt more flexible and durable than old-style built-up roofing.
A mod bit roof is usually installed in two or more plies: a base sheet and a cap sheet. Because there are multiple layers, a single cut or puncture in the top layer does not always mean a leak.
The cap sheet is often surfaced with granules, which protect the asphalt from the sun. Some cap sheets also come in reflective colors or can be coated. As with any commercial roof, insulation, cover board, flashings and drainage matter as much as the sheets themselves.
Photos from Blue Peaks modified bitumen work: the finished cap sheet with its lap seams, the roof edge at the gravel stop, flashing around a chimney, and the termination where the roof meets a wall.
Mod bit is not the cheapest or the most reflective option, but it brings real strengths to the right building.
Multiple plies and a granule surface stand up well to service traffic, which helps on roofs with frequent HVAC visits.
Retail strips, offices, apartment buildings and buildings with many small roof sections are common mod bit projects.
Where code and the existing roof allow it, mod bit can often be installed over an existing built-up or mod bit roof after the surface is prepared and wet areas are removed.
Multi-ply flashings at walls, curbs and edges can be built up for extra protection at the details where most leaks start.
Cold-applied and self-adhered systems avoid open flame, which can be the safer choice on certain buildings and near occupied spaces.
Two or more plies give a backup layer if the cap sheet is damaged.
The back of each sheet is heated with a torch so the asphalt melts and bonds. It creates a strong bond but requires trained crews, fire safety procedures and attention to building conditions. It is not used everywhere.
Sheets are set in a cold adhesive instead of heat. This avoids open flame and fumes from hot asphalt, though curing time depends on weather.
Sheets have a factory-applied adhesive backing. No torch and no kettle. Surface preparation and installation temperature matter for a good bond.
Front Range roofs see hail, intense sun at altitude, big temperature swings, snow and strong wind. The specification should answer each of those.
Multiple plies and a cover board help. After a storm, look for granule loss, bruising and cracked cap sheets, especially on older roofs.
Granules shield the asphalt from the sun. Once granules wear away, the asphalt ages faster. Reflective cap sheets or coatings can help on some buildings.
Water that gets into cracks or laps freezes and expands. Sound laps and good flashings keep that cycle from opening the roof up.
Snow drifts against parapets and equipment. Flashing heights, drainage and structure should be checked, especially on older buildings with added layers.
Edges and corners see the highest uplift. Attachment and edge metal follow the system design, local code and manufacturer requirements.
Long-standing water speeds up aging of asphalt roofs. We look at drains, crickets and tapered insulation before recommending a fix.
The right answer depends on how wet the insulation is, how many layers are already on the roof, the condition of the cap sheet and your plans for the building.
Often right for split laps, blisters, failed flashings or isolated damage when the rest of the roof is sound.
May work when the existing roof is mostly dry and code allows another layer. Core cuts help confirm that.
More likely when the roof already has the maximum allowed layers, insulation is broadly wet or the system has failed across large areas.
Mod bit is a solid choice for foot traffic, re-covers and smaller roofs, but it is not the right system for every building.
Single-ply, heat-welded and reflective. Lighter than mod bit and common on larger low-slope roofs.
Synthetic rubber with a long track record and good flexibility in cold weather.
Heat-welded single-ply with strong grease and chemical resistance. Common on restaurants and process buildings.
Weighing a re-cover instead of a tear-off? Read about spray foam roofing and roof coatings.
We start with the building, the roof condition and the evidence, then recommend the system that fits.
Blue Peaks is certified with GenFlex and Elevate commercial roofing systems.
We offer TPO, EPDM, PVC and modified bitumen systems, so our recommendation is based on your building rather than the one product we sell.
Blue Peaks Roofing holds an A+ rating with the BBB and has been accredited since 2022.
Photos, measurements and problem areas are documented so owners, managers and boards can see what we found.
After hail or wind, we inspect the roof and document the damage with photos and measurements, so you know exactly what happened and what it will take to fix.
We serve commercial owners across the Colorado Front Range. Emergency service is available during business hours.
It can be. Its multi-ply build and granule surface handle foot traffic and weather well. Like any roof, it needs good drainage, sound flashings and regular inspections, especially after hail.
They are different ways of bonding the sheets. Torch-applied uses heat, cold-applied uses an adhesive and self-adhered sheets have adhesive already on the back. We pick the method based on the building, safety and site conditions.
Sometimes. It depends on how many layers are already there, whether the insulation is dry and local code. Core cuts help us answer this.
Look for granule loss in spots, dark bruises, cracked cap sheet and damaged flashings or metal. A roof inspection with photos is the reliable way to know.
Mod bit is multi-ply and asphalt based, heavier and tougher underfoot. TPO is a single heat-welded sheet, lighter and more reflective. The better choice depends on the building.
Manufacturer warranty options vary by system. We will explain the options that apply to your building in the written proposal.
We will inspect the roof, document what we find and explain the practical options. Consultations and inspections are free. Call (303) 808-0687 or send us a note through our contact page.
