Compare Options for Flat Roof Surfacing Material

In Brooklyn right now, you can cover a typical 600-square-foot residential flat roof with anything from a $4/sq ft EPDM system all the way to a $14/sq ft multi-ply modified bitumen with a paver deck on top. Those price points reflect wildly different materials with totally different lifespans, leak resistance, heat performance, and repair requirements. Your job-before you call a single roofer-is to narrow that list down to the two or three flat roof surface materials that actually suit your building’s structure, how you’ll use the roof, and what Brooklyn weather really does to these systems over 15 to 25 years.

One Flat Roof, Many Surface Options – Which Is Right for Your Brooklyn Building?

If you’ve started asking roofers about redoing a flat roof in Brooklyn, you’ve probably heard a mix of terms-rubber, TPO, torch-down, coatings, pavers-often with strong opinions attached. The surface material you choose will affect how long your roof lasts, how hot your top floor gets, and how easy it is to maintain and repair. The goal here isn’t to sell you one system. It’s to explain your options clearly enough that you can choose the one that actually fits your building and plans.

In this comparison, you’ll see:

• The main flat roof surfacing materials used on Brooklyn homes
• How they differ on durability, maintenance, and comfort
• Which materials pair best with roof decks, solar, or heavy equipment
• Local considerations that influence what really works here

First, What Counts as “Flat Roof Surfacing Material”?

When we say “flat roof surfacing material,” we’re talking about what you see and what protects the building from the weather: the membrane or multi-ply system on top, and, where there’s a deck or terrace, the pavers or boards people actually walk on. It’s not the joists or beams, and it’s not the insulation buried underneath-though those layers need to be compatible with whatever surface you choose. Most confusion happens when contractors use “roof system” and “membrane” interchangeably, or when they talk about “the surface” meaning both the waterproofing layer and the walking layer above it.

Quick Selector: Narrow Down to 2-3 Good Options

Before we compare every material side by side, here’s a quick way to skip the ones that don’t match how you’ll actually use your roof:

Mostly a weather roof – minimal foot traffic:

• EPDM (rubber membrane)
• TPO/PVC (white single-ply)
• Modified bitumen (torch-down/cold-applied)

Roof deck or terrace – regular people use:

• EPDM or TPO/PVC plus pavers or wood/composite decking
• Modified bitumen plus pavers/walkway surfaces

Lots of penetrations and equipment:

• Modified bitumen
• Liquid-applied systems (or hybrid with other membranes)

You mainly want a cooler top floor:

• White TPO/PVC
• Light-colored liquid-applied membranes
• Reflective caps/coatings over other systems

Core Flat Roof Surfacing Materials – Compared

Here’s how the major flat roof surface materials stack up when you look at what they are, how long they last, and which Brooklyn buildings they work best on:

*Real-world life depends heavily on installation, details, drainage, and maintenance.

Five Factors That Should Drive Your Material Choice

Price per square foot matters, but it’s only one input. Before you pick a flat roof surface material based on cost or what the last contractor said, run it through these five filters:

1. Use: Is this a service roof, a deck, a future green roof, or equipment platform?
2. Climate: How does it handle Brooklyn’s sun, snow, and freeze-thaw cycles?
3. Structure: Can the existing framing take heavier systems (gravel, pavers)?
4. Details: Does the roof have many penetrations, parapets, or complex edges?
5. Maintenance: Are you okay with periodic attention, or do you need low-touch?

If a material checks four out of five boxes for your roof, it’s probably a finalist. If it only checks two, keep looking.

EPDM Rubber: The “Black Workhorse” of Small Flat Roofs

EPDM-short for ethylene propylene diene monomer, which nobody says out loud-is a single-ply rubber membrane that comes in black sheets, usually 10 feet wide. It’s been the go-to on Brooklyn rear extensions and small main roofs for decades because it’s forgiving, repairable, and handles movement well on older timber-framed structures.

EPDM in Brooklyn – what we actually see:

Pros:

• Good lifespan when properly adhered and detailed at walls and edges.
• Repair-friendly: seams and punctures can often be patched with manufacturer-approved products.
• Flexible in cold weather; handles movement well on older timber roofs.

Cons:

• Black surface can make top floors hotter unless covered or coated.
• Edges can shrink or lift over time if not terminated correctly.
• Sensitive to some incompatible coatings, solvents, and adhesives.

Best fits for EPDM:

• Rear extensions and small main roofs on rowhouses and townhomes.
• Roofs with moderate penetrations and simple parapet layouts.
• Projects where future deck framing or pavers will sit on top of the membrane.

We installed EPDM on a Carroll Gardens rear extension in 2019 over a plywood deck with tapered insulation for drainage. The owner added pedestal pavers in 2022 without touching the membrane. That’s the kind of project where EPDM makes perfect sense-it does the waterproofing job quietly while something else handles the aesthetics and wear layer.

TPO and PVC: White Single-Ply Membranes for Cooler Roofs

TPO (thermoplastic polyolefin) and PVC (polyvinyl chloride) are both single-ply membranes, typically white or light gray, with seams that get heat-welded together during installation. The big draw is solar reflectance-a white TPO roof can drop your top floor’s summer temperature by 8 to 12 degrees compared to black EPDM, which matters a lot on a Brooklyn top-floor apartment with minimal insulation between joists.

TPO/PVC in Brooklyn conditions:

Pros:

• Highly reflective; can noticeably reduce heat gain into top floors.
• Heat-welded seams can be very durable when installed by an experienced crew.
• Lighter weight than many multi-ply or gravel systems.

Cons:

• More installation-sensitive; bad welds or poor detailing fail quickly.
• Less forgiving under frequent foot traffic without dedicated walkways.
• Compatibility issues with some rooftop chemicals and sealants.

Best fits for TPO/PVC:

• Larger, more open residential and small commercial roofs.
• Projects prioritizing energy efficiency or meeting cool-roof requirements.
• Buildings where we can keep penetrations and odd details to a minimum.

One caution: TPO quality varies a lot by manufacturer and even by production run. A bad batch or poor welding technique can lead to early seam failures-splitting along the heat weld after just five to seven years. That’s why installer experience with TPO specifically matters more than it does with EPDM.

Modified Bitumen and BUR: Layered Asphalt Systems

Modified bitumen-often called “mod bit” or “torch-down” if it’s heat-applied-is a multi-ply system built from asphalt-impregnated sheets with a polymer modifier (APP or SBS) that makes the asphalt more flexible or UV-resistant. Traditional built-up roofing (BUR) is the older cousin: alternating layers of hot asphalt and reinforcing felts, usually topped with gravel or a mineral-surfaced cap sheet.

Modified/BUR realities on NYC housing stock:

Pros:

• Multi-ply construction provides redundancy; small damage is less catastrophic.
• Granulated cap sheets and gravel offer UV protection and tolerate light service traffic.
• Well-understood around complex parapets, chimneys, and party walls.

Cons:

• Installation (especially torch-down, hot asphalt) must be done with strict fire safety.
• Heavier dead load; not ideal for lightly-framed roofs without checks.
• Darker surfaces unless special reflective finishes are added.

Best fits for modified/BUR:

• Existing bituminous roofs being replaced or extended.
• Buildings with lots of masonry details where layered flashing helps.
• Owners who value ruggedness and don’t expect a decorative deck surface.

We see modified bitumen on about 40% of the Park Slope and Prospect Heights brownstone roofs we work on-often because the existing roof is already mod bit and the owner wants to stick with a known quantity. The granulated cap sheet means you can walk on it occasionally without worrying about punctures, which matters when you need to access a rooftop HVAC unit or clear a drain.

Liquid Systems, Pavers, and Decking: When the Roof Is More Than Just a Roof

Liquid-applied membranes: These are seamless coatings-usually urethane, acrylic, or silicone-based-that get rolled, brushed, or sprayed onto a prepared surface. They’re useful for roofs with many penetrations, complex shapes, and as part of overlays when the existing membrane is mostly sound but needs reinforcement at weak spots. Surface prep (cleaning, priming, crack repair) is critical to success. We avoid “paint-on” solutions that aren’t true waterproofing systems-if a product claims you can just roll it over dirt and ponding water, walk away.

Pavers and decking over membranes: Concrete pavers or wood/composite boards on pedestals sit above the waterproofing membrane, not instead of it. The paver or deck surface protects the membrane from UV and foot traffic, provides the finished walking surface, and can be lifted for membrane inspection or repair. Key points: Structure must be checked for the extra weight of pavers, sleepers, and people. Drainage under the walking surface remains crucial-water must reach drains. The underlying membrane (EPDM, TPO, modified, etc.) is still the primary waterproofing, so choose a robust one.

Putting It Together: Brooklyn Flat Roof Use Cases

Here’s how these materials map onto real projects we see across Brooklyn neighborhoods:

Small rear extension on a brownstone (no deck yet, maybe later): EPDM or modified bitumen now, with details and blocking planned so deck framing or pavers can be added later without re-roofing. Cost around $6-$9/sq ft installed.

Full roof on a four-story walk-up, no deck, multiple skylights: Modified bitumen or hybrid modified + liquid at tricky areas, giving robust flashing around parapets and skylights. Cost $8-$12/sq ft depending on complexity.

New top-floor apartment with planned roof terrace: TPO or EPDM over tapered insulation for drainage, plus pedestal pavers or deck boards as the walking surface. Membrane $7-$10/sq ft; pavers/decking add another $12-$20/sq ft on top of that.

Existing BUR roof in fair shape, owner wants to avoid full tear-off: Selective repair, potential liquid-applied system over prepared surface, or phased conversion to modified bitumen. Cost varies widely-$4-$8/sq ft if we can preserve most of the existing layers.

How to Talk About Materials with a Brooklyn Roofer

Most confusion comes from brand loyalty or installer habit disguised as technical advice. Here’s how to keep the conversation grounded in your roof’s reality:

• Describe exactly how you want to use the roof over the next 10-20 years.
• Ask the roofer which two materials they’d consider for your roof-and why.
• Request that drainage, parapet details, and penetrations be discussed alongside membrane choice.
• Ask to see photos of similar Brooklyn roofs they’ve done with each recommended system.
• Be wary of anyone who insists one material is always best, regardless of roof type or use.

If a contractor pushes TPO but your roof has six skylights, a chimney, and tight parapet pockets, ask them to explain how they’ll detail those areas-TPO is less forgiving there than modified bitumen or hybrid systems. If they recommend EPDM but you’re planning a full deck, confirm they’re pricing in proper protection board and compatible pedestals.

Need Help Choosing a Flat Roof Surfacing Material in Brooklyn?

At FlatTop Brooklyn, we don’t start with a favorite material and try to make your roof fit it. We start with your building’s structure, how you’ll use the roof, and what Brooklyn weather does to these systems over 15 to 25 years-then we recommend the one or two materials that actually make sense.

What we offer:

• On-site inspection of your existing roof structure, drainage, and surfacing
• Discussion of how you use (or want to use) the roof, now and in the future
• Clear, jargon-free comparison of 1-2 best-fit material options for your building
• Professional installation of the chosen system with Brooklyn-appropriate detailing

Turn a confusing list of materials into a clear plan. Book a flat roof material consultation with FlatTop Brooklyn and get a recommendation tailored to your building, not our inventory.

We’ve installed EPDM, TPO, modified, liquid systems, and deck assemblies on Brooklyn brownstones, rowhouses, and small apartment buildings from Red Hook to Bushwick. Our goal is to match the surface material to your specific roof, not the other way around.