Multi-ply asphalt roofs · San Antonio, TX
Two, three and four-ply asphalt roofs that take a beating: busy mechanical roofs, heavy foot traffic and older buildings with built-up roofs we repair, tie into or replace. Torch-free methods for occupied buildings.
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Asphalt roofs are layered on purpose. We keep the layers working, or rebuild them when they cannot.
SBS or APP systems in two or three plies with a white or granulated cap sheet.
Old gravel BUR torn off to the deck and replaced with a multi-ply or single-ply system.
Blisters cut and patched, open laps sealed, splits stripped in with new plies.
Cold-applied and self-adhered systems for occupied and wood-framed buildings.
A sound granulated cap or smooth BUR coated white to add years and cut heat.
Laps, flashings and drains checked each spring and fall.
More plies mean more redundancy. How they are bonded decides cost, odor and fire risk on your building.
System options · bar = typical life
Base sheet plus granulated cap. The common mod-bit roof on smaller buildings.
Extra ply for heavy traffic and long life, often over a BUR base.
Plastic-modified sheets, torch-applied. Good UV resistance.
Felts and hot asphalt with a gravel flood coat. Old-school and tough.
How the plies are bonded
Plies set in adhesive. No flame, no kettle, low odor. Our default on occupied buildings.
Peel-and-stick base and cap sheets. Clean and fast on small and medium roofs.
The traditional way for SBS and BUR. Strong bond; asphalt odor on the day of work.
We install multi-ply systems from manufacturers that warranty the whole assembly, including the insulation and adhesives.
The numbers your architect, insurer or board will ask for.
| Mod-bit sheets | SBS (ASTM D6164) or APP (ASTM D6222 / D6223), polyester or glass reinforced |
|---|---|
| BUR plies | Glass-fiber felts (ASTM D2178) in 3 or 4 plies with asphalt between |
| Surfacing | White granule cap, gravel in a flood coat, or a reflective coating |
| Bonding | Cold adhesive, self-adhered, hot asphalt, or torch (APP) |
| Minimum slope | ¼ in per foot |
| Cool roof | White granule caps or coatings to meet the 2021 energy code reflectance |
| Fire rating | UL / FM Class A assemblies |
| Wind uplift | FM-rated assemblies sized to ASCE 7 loads |
| Service life | 15 to 25 years for 2-ply mod-bit; 20 to 30 for 3-ply and 4-ply BUR |
Core cuts show how many layers and what is wet, so the bid matches the roof.
Only what we can close by evening is opened; the deck is checked and repaired.
Polyiso and tapered crickets to drains, with a cover board for the plies.
Sheets laid with staggered laps, each one bonded fully, no voids.
Granulated cap, then two-ply reinforced flashings at walls and curbs.
Every lap probed; white cap or coating finished; manufacturer sign-off.
Pros
Cons
Five quick questions. No email, no form.
Does kitchen grease or chemical exhaust land on the roof?
Do service techs walk the roof every week?
Is the current roof built-up or modified bitumen?
Must the work be done with no open flame?
Is hail damage a major worry?
Your answer
Answer the questions
We will tell you honestly if another system fits better.
Get a free assessmentWhere multi-ply asphalt roofs still earn their place in San Antonio.
Roofs with grease or chemical exhaust are better off with PVC; asphalt softens under oils.
2026 installed prices per square foot with one layer torn off and code insulation, unless noted.
Typical 2-ply SBS replacement
$11 – $14/ sq ft
A 20,000 sq ft roof: about $220k – $280k
What moves the price
| Scenario | Per sq ft |
|---|---|
| Repair, one visitBlisters, laps, flashings | $500 – $3,000 |
| 2-ply recoverOver one sound roof, no tear-off | $8 – $11 |
| 2-ply SBS, tear-offR-25 insulation | $11 – $14 |
| 3-ply SBS or hybridHeavy traffic, longest life | $13 – $16.50 |
| 4-ply BUR with gravelHot-mopped, flood coat | $12 – $17 |
| White cap or coatingAdded for reflectance | +$0.50 – $1.50 |
Many of the city’s older commercial buildings still carry built-up roofs. We reach them the same day inside Loop 410.
Something else? Ask a project manager.
In 2026 a 2-ply SBS modified bitumen replacement with tear-off and code insulation costs about $11 to $14 per square foot. Three-ply systems run about $13 to $16.50, and a 2-ply recover over one sound roof about $8 to $11.
Built-up roofing (BUR) is made of several felt plies laid in hot asphalt, usually topped with gravel. Modified bitumen uses factory-made sheets of rubber- or plastic-modified asphalt, so fewer plies are needed and it installs faster.
Torch work is a known fire risk, especially near wood blocking and in tight corners. We prefer cold-applied or self-adhered sheets on occupied buildings and only torch where it is allowed, with a fire watch kept after work ends.
About 15 to 25 years for a 2-ply system and longer for 3-ply. A white cap sheet or coating helps a lot in San Antonio, because heat and UV age asphalt faster than in milder climates.
Yes. We cut out blisters, re-flash walls and curbs and patch with compatible plies. If core cuts show the insulation is dry, a coating or a mod-bit recover can extend its life without a tear-off.
TPO usually costs less and stays cooler. Mod-bit wins where there is heavy foot traffic, lots of rooftop equipment or an existing asphalt roof to tie into. We price both when either could work.
Written by the crews who do this work. All articles
We cut cores, check every lap and flashing, scan for wet insulation and send a photo report with repair, recover and replace prices.
Comparing low-slope options? These are the systems we install.
