Are you searching for a modified bitumen roofing contractor that Los Angeles building owners can trust? LA Roof Kings installs and repairs multi-ply modified bitumen systems designed for flat and low-slope commercial roofs. Modified bitumen is an asphalt-based membrane strengthened with rubber or plastic modifiers and applied in layers to create a durable, waterproof surface that stands up to Los Angeles heat and sun. As a family-owned business with over 20 years of experience, we help commercial and industrial property owners throughout Los Angeles County protect their buildings with roofs made to last.
Modified bitumen is an updated version of traditional built-up roofing. It begins with asphalt and adds polymer modifiers, making the membrane much more flexible and durable than regular asphalt. This creates a multi-ply system, usually installed in two or more layers, giving your roof extra waterproofing. If one layer is damaged, the layers below still keep water out.
For Los Angeles commercial buildings, that toughness matters. Flat roofs here take constant UV exposure and heavy foot traffic from HVAC servicing and maintenance crews. A granular-surfaced modified bitumen cap sheet resists wear, shrugs off the sun, and can be finished as a reflective, cool roof surface that helps meet Title 24 goals. Whether you run a warehouse, a retail center, an office block, or an industrial facility, we install a modified bitumen system that fits the building and holds up for the long run. It sits alongside the other systems in our commercial roofing range, part of the full set of roofing services we provide across Los Angeles County.
Modified bitumen comes in two main types, and the right one depends on your roof and how it will be installed. As your contractor, we help you choose and explain why.
Both deliver excellent waterproofing when installed correctly. The difference is in flexibility, surface performance, and application method, which is exactly the kind of decision a qualified contractor should walk you through rather than leave to guesswork. If you are weighing a single-ply option instead, our TPO roofing page covers how that system compares.
A multi-ply roof only performs when every layer is installed correctly. We keep every project on-site under experienced supervision and give the prep the attention it deserves, because that is where most flat roof failures actually begin.
We start with a full inspection of the existing roof. We check the deck for moisture, confirm the slope drains properly, and look closely at the parapet walls, drains, and HVAC penetrations, which are the most common leak points on a Los Angeles commercial roof. From there, we decide between a full tear-off and an overlay. Local code often allows a single new system over a sound existing roof, but if the decking is wet or damaged, a complete tear-off is the honest call. We replace any soft or deteriorated decking with new plywood or cover board before the first ply goes down, because a new roof installed over bad decking simply fails in the same spots.
The base and cap sheets are then applied layer by layer using the method suited to your roof, with seams sealed and every edge, drain, and penetration carefully flashed. Those details are where leaks tend to start. Before we call the job done, we walk the finished roof with you and confirm the drainage. We also pull the required roofing permit and handle the inspections, so the work is documented and up to code.
The application method is chosen based on your building, its structure, and on-site safety. We work with all of the standard approaches.
Whichever method your roof calls for, every seam is rolled and checked for full adhesion. A seam that looks bonded but is not is the most common source of a leak on an otherwise sound roof.
The cap sheet gets the attention, but the layers and details underneath are what actually keep water out.
We install a fiberglass or polyester base sheet over the clean deck, either mechanically fastened or hot-mopped, to create a stable foundation for the system. The fastener pattern and sheet overlaps are checked before anything goes on top of them. If upgraded insulation is part of your scope, it goes in at this stage, which is also the right moment to confirm the assembly meets Title 24 cool roof requirements for your building.
Once the cap sheet is down, we handle every point where the roof is interrupted. Edge metal, pipe penetrations, curbs around HVAC equipment, and the drains themselves are each flashed and sealed by hand. These transitions are where flat roofs actually leak. A perfect field of membrane means very little if the flashing at a curb was rushed.
Not every roof needs a full replacement. If your modified bitumen membrane is aging but the deck underneath is still sound, targeted commercial roof repair is often the smarter move. We repair open or lifted seams, surface blisters, cracks, and failing flashing, and we can recoat a tired membrane to extend its service life before a full commercial roof replacement becomes necessary.
The key is catching problems early. A small blister or a lifted seam is inexpensive to fix. Left alone, that same spot lets water into the roof assembly, where it spreads, rots the deck, and drives up the eventual repair. If you are seeing interior stains, damp insulation, or standing water that never drains, it is worth having the roof looked at now. Our free inspection tells you plainly whether a repair will hold or whether replacement is the honest recommendation. Regular commercial roof maintenance is what keeps small problems from ever getting to that stage.
We look at your roof and give you an honest assessment before you spend a dollar.
We know how LA roofs age and what actually holds up in this climate.
The name on the truck is the name on the license, and that shows in how we treat every job.
California Contractor License #600662.
Modified bitumen is a flat roof membrane made from asphalt that has been strengthened with rubber or plastic modifiers. It is installed in multiple layers, which gives the roof redundant waterproofing and makes it durable enough for the foot traffic a commercial roof typically sees. It is one of the most proven systems for flat and low-slope buildings in Los Angeles.
A well installed and maintained modified bitumen roof can perform for many years, which is one of the main reasons commercial owners choose it. Actual service life depends on the quality of the installation, how well the roof is maintained, and the conditions it faces. Routine inspections and prompt repairs make a real difference in getting the full life out of the membrane.
Both are asphalt membranes with modifiers, but they behave differently. SBS uses a rubber modifier that keeps the membrane flexible, which suits roofs with significant temperature movement. APP uses a plastic modifier for heat resistance and a hard-wearing surface, and it is usually torch-applied. We install both and recommend the right one for your roof, rather than a one-size-fits-all approach.
Yes, EPDM can generally be walked on for inspections and maintenance, though foot traffic should still be kept to a reasonable level to protect the membrane over time. If your roof gets regular access for equipment servicing, we can add walkway protection to guard against wear. It is always best to have any roof access done carefully so you do not cause damage while checking it.
Yes, and that is one of its advantages. The granular cap sheet provides modified bitumen with good resistance to foot traffic, which matters on commercial roofs that require regular access for equipment servicing. Access should still be managed carefully, and in high-traffic areas, we can add walkway protection to help guard the membrane over time.
Modified bitumen is only as good as the crew that lays it, and a roof that is already failing will not wait for you. Call (310) 919-7587 or request a free inspection, and we will tell you honestly whether your roof needs a repair or a new system.
