Commercial BUR Roof Repair in Orange County | Tar & Gravel Roofing Experts

Pacific Roofing Systems — Built-Up Roofing Specialists

Built-up roofing, commonly known as BUR or tar-and-gravel roofing, is one of the most durable commercial flat roofing systems ever developed. When properly installed and maintained, a BUR roof can provide decades of reliable performance for office buildings, industrial facilities, retail centers, HOAs, medical buildings, schools, churches, warehouses, and multi-tenant commercial properties.

However, as BUR systems age, they require experienced evaluation and repair. Leaks may not appear directly below the point of membrane failure. Gravel displacement, blistering, ponding water, flashing deterioration, open seams, saturated insulation, and failed roof penetrations can all contribute to moisture intrusion. Pacific Roofing Systems provides professional BUR roof repair, inspection, maintenance, restoration, and replacement guidance for commercial properties throughout Orange County,  California.

Experienced Repair for Aging Tar-and-Gravel Roof Systems

A traditional BUR roof is constructed with multiple plies of reinforcing felts or fabrics embedded in asphalt, then surfaced with gravel or aggregate. This layered design creates redundancy and durability, which is why many older commercial buildings throughout Orange County still have tar-and-gravel roofs in service today.

That same layered construction also means BUR repair requires a different level of diagnostic skill than many single-ply systems. A roof leak may involve the membrane, flashing, surfacing, insulation, drainage, expansion joints, rooftop equipment, or previous repair work. Pacific Roofing Systems evaluates the roof assembly as a system, not just the visible leak location.

Frequent Problems With BUR/Tar-and-Gravel Roofs

Commercial property managers often call for BUR roof repair after noticing ceiling stains, tenant complaints, ponding water, loose gravel, or repeated leaks in the same general area. While the symptoms may appear simple, the underlying cause can be more complex.

Common BUR roof issues include:

• Gravel displacement: Exposed asphalt can deteriorate under UV exposure when the protective gravel surface has shifted or worn away.
• Blisters and ridges: Trapped air or moisture between layers can create raised areas that may eventually crack or split.
• Membrane splits: Aging, movement, thermal cycling, and structural stress can cause the roof membrane to separate.
• Ponding water: Standing water accelerates deterioration and often indicates drainage deficiencies, blocked drains, low spots, or improper slope.
• Flashing failure: Parapet walls, curbs, skylights, vents, HVAC units, drains, and roof penetrations are common sources of leaks.
• Open seams or failed patches: Older repairs may lose adhesion, crack, or separate from the surrounding roof surface.
• Saturated insulation: Moisture trapped beneath the membrane can reduce thermal performance and lead to recurring leaks.
• Drain and scupper problems: Clogged drains, deteriorated drain bowls, and inadequate overflow drainage can place unnecessary stress on the roof system.
• Edge and parapet deterioration: Termination points, wall flashings, and transitions are common failure areas on older commercial roofs.

Our BUR Roof Inspection and Diagnostic Process

For property managers, accurate diagnosis is just as important as the repair itself. A quick patch may temporarily stop water, but it will not resolve a recurring leak if the source is saturated insulation, drainage failure, deteriorated flashing, or widespread membrane aging.

Pacific Roofing Systems uses a practical, field-tested assessment process designed to identify both immediate leak sources and longer-term roof asset concerns.

A professional BUR roof evaluation may include:

• Visual inspection of the roof surface, gravel coverage, flashings, penetrations, drains, seams, and transitions
• Review of leak locations, tenant reports, interior water stains, and previous repair history
• Drainage assessment to identify ponding water, clogged drains, inadequate slope, or overflow concerns
• Inspection of HVAC curbs, vents, skylights, parapet walls, scuppers, expansion joints, and roof edges
• Evaluation of previous patches, coatings, repairs, and incompatible materials
• Moisture investigation when roof conditions suggest wet insulation or concealed water migration
• Repair recommendations prioritized by urgency, budget, and long-term roof performance