EPDM Rubber Roofing Across Arlington, NoVA, MD & DC

Roofers of Arlington has installed and repaired EPDM rubber roofing on commercial and residential flat roofs across the DMV since 2005. Our crews work in 45-, 60-, and 90-mil thicknesses using fully adhered, mechanically attached, and ballasted methods — all backed by 20–25 year manufacturer NDL warranties from Carlisle, Firestone, and GenFlex. Typical installed pricing: $4.50–$7.50 per square foot with a 22–30 year service life when properly maintained.

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What Is EPDM Rubber Roofing?

EPDM (ethylene propylene diene monomer) is a synthetic rubber single-ply membrane manufactured in 45-, 60-, and 90-mil thicknesses. Sheets up to 50 feet wide are rolled out across the roof deck and joined with seam tape or liquid adhesive to create a waterproof barrier. EPDM has been the dominant low-slope roofing material in North America since the 1970s — over 30 billion square feet has been installed — thanks to proven longevity, simple repairs, and the lowest installed cost of any commercial single-ply system.

For Arlington-area commercial property owners replacing aging built-up roofs, modified bitumen, or first-generation EPDM from the 1980s, modern EPDM offers a major upgrade: thicker membranes (90-mil now standard for high-traffic roofs), pre-applied seam tape for stronger lap joints, and white-surface options for energy compliance.

Three EPDM Installation Methods We Install

Fully Adhered — the membrane is glued to a polyiso or wood-fiber insulation board with bonding adhesive. Best wind ratings (FM 1-120 and higher), cleanest aesthetic, ideal for visible roofs and high-exposure sites. Typically $6.00–$7.50/sq ft installed.

Mechanically Attached — the membrane is fastened through plates and screws into the roof deck along seam laps. Fastest installation method, FM 1-90 wind ratings, $4.50–$5.75/sq ft installed. The most common choice for warehouse, retail, and apartment roofs in the DMV.

Ballasted — the membrane is laid loose and weighted with smooth river rock at 10–12 lbs per square foot. Lowest cost when your structure can carry the load, easy to repair, but limits future inspection access. Common on older Arlington and DC commercial buildings designed for the load.

EPDM Repair, Recoating & Maintenance

Most EPDM failures we see in the DMV are at penetrations (HVAC curbs, plumbing vents, scuppers), at the seams, or from punctures during HVAC service. Repairs are straightforward: clean the area, apply EPDM primer, and patch with a factory-laminated rubber patch or seam tape. We also offer EPDM recoating with white acrylic or silicone elastomeric — a $1.50–$2.50/sq ft solution that can extend a 20-year-old roof another 8–12 years and add ENERGY STAR reflectance.

EPDM vs. TPO vs. PVC vs. Metal — What to Choose

EPDM is the value leader at $4.50–$7.50/sq ft installed and the best choice for most office, warehouse, retail, and apartment flat roofs without rooftop chemical exposure.

TPO at $6.00–$9.00 adds a heat-welded white surface that reflects 70–80% of solar radiation — pick this when summer cooling costs matter or LEED/ENERGY STAR credits are required.

PVC at $7.50–$11.00 adds chemical resistance — mandatory for restaurants and hospitals with rooftop grease exhaust.

Standing seam metal at $9.00–$15.00 doubles the lifespan to 40–50 years — pick this for highly visible roofs or owners holding properties long-term.

DMV Climate & EPDM Performance

Arlington's seasonal extremes — 95°F summers, 20°F winters, 43 inches of annual precipitation, and the occasional derecho windstorm — match EPDM's strengths. The membrane stays pliable from -40°F to 300°F, accommodating thermal cycling without the cracking that plagued older modified bitumen roofs in the region. Fully-adhered EPDM has performed reliably on Arlington and Tysons buildings through every major storm event since the 2012 derecho.

For properties in the Tysons Urban Center, Bethesda CBD, or DC's downtown urban heat island where solar reflectance is required by code or desired for cooling savings, white EPDM or a post-installation white acrylic coating brings the membrane into ENERGY STAR compliance.

Permits, Codes & Warranty Coverage

We pull commercial roofing permits in Arlington County, Fairfax County, City of Alexandria, Montgomery County, Prince George's County, and DC. Most jurisdictions require structural drawings for fully-adhered systems on buildings >5,000 sq ft, plus stormwater attenuation calculations in Montgomery County and DC. We coordinate inspections, code compliance, and final close-out documentation directly with the AHJ.

Standard manufacturer warranties on 60-mil EPDM run 20 years (NDL = No Dollar Limit on covered defects). 90-mil EPDM and fully-adhered systems extend to 25 years. We pair every installation with our own 10-year workmanship warranty covering installation defects beyond the manufacturer's material coverage.

EPDM Pricing & Lifespan at a Glance

Approximate installed costs for the Arlington and DMV markets, current as of 2026:

System	Installed Cost / sq ft	Service Life	Best For
Mechanically attached, 60-mil	$4.50–$5.75	20–25 yrs	Warehouse, retail, apartment
Fully adhered, 60-mil	$6.00–$7.50	22–28 yrs	Office, medical, high wind
Fully adhered, 90-mil	$6.75–$8.25	25–30 yrs	High traffic, long hold
Ballasted, 45-mil	$3.50–$4.75	18–22 yrs	Structures rated for ballast
EPDM recoat (acrylic/silicone)	$1.50–$2.50	+8–12 yrs	Refurbishing aging EPDM

Pricing varies by access difficulty, tear-off requirements, insulation upgrades, and warranty term. Get an exact quote with an on-site measurement.

Frequently Asked Questions About EPDM Roofing

How long does an EPDM roof last in Northern Virginia?

A properly installed EPDM rubber roof in the DMV typically lasts 22–30 years. Manufacturer warranties on 60-mil and 90-mil membranes run 20–25 years (NDL). The biggest factors that shorten life here are foot traffic from HVAC servicing, ponding water from undersized drains, and UV exposure on south-facing exposures without ballast or coating.

What does EPDM roofing cost per square foot installed in the DMV?

Installed pricing in Arlington, Fairfax County, Montgomery County, and DC runs $4.50–$7.50 per square foot for 60-mil EPDM as of 2026. Mechanically attached systems sit at the low end ($4.50–$5.75), fully adhered at the high end ($6.00–$7.50). Tear-off and disposal of the existing roof typically adds $1.00–$2.00 per square foot.

Can EPDM be installed over my existing flat roof?

Sometimes. Virginia and Maryland building codes allow up to two roofing layers in most cases, so EPDM can be installed over a single existing roof if the deck is dry, structurally sound, and contains no more than 25% wet insulation (verified by core sampling or infrared scan). Two existing layers, wet insulation, or a deteriorated deck require a full tear-off.

Does EPDM come in white, or only black?

Both. Black EPDM is the traditional product and the most common in the DMV. White EPDM (a TPO-laminated or factory-coated membrane) is available when ENERGY STAR reflectance, urban heat island ordinances, or LEED credits require a cool roof. White costs roughly 10–15% more per square foot.

How long does an EPDM installation take?

A 5,000–10,000 sq ft commercial EPDM reroof typically takes 4–7 working days from tear-off to final inspection, weather permitting. Larger 20,000+ sq ft projects run 2–3 weeks. We schedule installations to minimize disruption for occupied buildings, including night and weekend work for retail and medical tenants.

EPDM Rubber Roofing Across the DMV — Local Service Areas

Our EPDM crews serve commercial and residential properties throughout Northern Virginia, Washington DC, and Maryland. Choose your city for local pricing, code requirements, permit-office details, and project examples:

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