Flat roofs are a common sight across Westchester County, from commercial buildings in White Plains to apartment complexes in Yonkers. But if you’re still relying on traditional tar roofing, you’re missing out on EPDM—the modern, Roof Leak Repair solution that lasts decades longer.
In this detailed guide, we’ll cover:
✔️ What EPDM roofing is and how it works
✔️ EPDM vs. tar roofs—cost, lifespan, and performance
✔️ Step-by-step EPDM installation (what to expect)
✔️ 2025 updates—new materials, tax credits, and Westchester case studies
✔️ Common EPDM problems (and how to avoid them)
Let’s dive deep into why EPDM is the #1 choice for flat roofs in Westchester.
What Is EPDM Roofing? (Rubber Roofing Explained)
EPDM (Ethylene Propylene Diene Monomer) is a synthetic rubber membrane used in commercial and residential flat roofs. Unlike tar, which hardens and cracks over time, EPDM stays flexible, durable, and weather-resistant for 30-50 years.
How EPDM Works
- Single-ply membrane – Comes in large rolls (10’ to 50’ wide) for seamless installation.
- Heat-welded seams – Prevents leaks better than tar’s overlapping layers.
- UV-resistant – Reflects sunlight, reducing cooling costs by 20% or more.
Two Types of EPDM Roofing
- Black EPDM – Classic, absorbs heat (good for snow melt in winter).
- White EPDM – Reflective, keeps buildings cooler (best for energy savings).
Fun Fact: EPDM was originally developed for car tires—that’s why it’s so tough!
EPDM vs. Tar Roofing: Which Is Better in 2025?
| Feature | EPDM Roofing | Tar (Built-Up) Roofing |
|---|---|---|
| Lifespan | 30-50 years | 10-20 years |
| Leak Risk | Very low (seamless) | High (cracks over time) |
| Installation Time | 1-3 days | 3-7 days |
| Maintenance | Minimal (yearly inspections) | Recoating every 3-5 years |
| Energy Efficiency | High (reflects heat) | Poor (absorbs heat) |
| Cost (Installed) | 4.50–8.00/sq ft | 3.50–6.00/sq ft |
Why EPDM Wins in Westchester’s Climate
- Handles freeze-thaw cycles – Unlike tar, EPDM won’t crack in NY winters.
- Resists ponding water – Common in flat roofs after heavy rain.
- No foul odors – Tar roofs release strong fumes during installation.
Real-World Example: A New Rochelle school district switched from tar to EPDM in 2018—zero leaks since, despite record snowfall.
EPDM Roofing Installation: Step-by-Step Process
1. Roof Inspection & Prep
- Remove old roofing material (if necessary).
- Repair rotted decking (common in older Westchester buildings).
- Ensure proper drainage to prevent ponding water.
2. Choosing the Right EPDM System
- Glue-Down (Most Common) – Uses adhesive for a seamless bond. Best for most homes and businesses.
- Ballasted (For Large Roofs) – Held in place by gravel or pavers. Cheaper but heavier.
- Mechanically Attached – Fastened with screws and plates. Used in high-wind areas.
3. Seam Sealing (Critical for Leak Prevention)
- EPDM sheets are heat-welded at seams for a watertight seal.
- Unlike tar, which shrinks and gaps, EPDM stays intact for decades.
4. Optional: Protective Coating
- Elastomeric coating adds 10+ years to lifespan.
- Aluminum coatings improve UV resistance.
Pro Tip: Only hire EPDM-certified installers—improper seams are the #1 cause of leaks!
2025 EPDM Roofing Updates & NY Incentives
1. New Reinforced EPDM Membranes
EPDM roofing technology has significantly advanced in recent years, and one of the most notable updates is the introduction of scrim-reinforced EPDM membranes. These new membranes are designed to resist punctures and damage caused by foot traffic, falling branches, and other physical impacts, making them ideal for areas with high exposure to potential wear and tear.
Key Features:
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Scrim-reinforced structure: A woven fabric (scrim) is embedded in the membrane, adding extra strength and tear resistance.
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Enhanced durability: Ideal for roofs in areas with heavy foot traffic or exposed to environmental challenges such as falling branches or hail.
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Thicker options (60+ mil): For regions that experience extreme weather conditions, such as high winds, heavy snow, or hailstorms, 60 mil and thicker options are now available. These thicker membranes provide additional protection and extend the lifespan of the roofing system, even in harsh climates.
This advancement offers property owners more peace of mind, knowing their roofing system is better equipped to handle the demands of everyday use and unpredictable weather.
2. NY Energy Tax Credits and Rebates
Homeowners and commercial property owners in Westchester, NY, and across New York State can now take advantage of attractive energy tax credits and rebates for installing reflective (white) EPDM roofing. These incentives are part of New York State’s ongoing efforts to promote energy-efficient building practices and reduce the state’s carbon footprint.
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Westchester Homeowners: Homeowners in Westchester County can receive up to $1,000 back when installing reflective white EPDM. This type of roofing helps reduce the urban heat island effect, reflecting heat away from the building and keeping interiors cooler, which can result in lower energy bills year-round.
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Commercial Buildings: Commercial buildings throughout New York State can also qualify for state energy rebates by choosing energy-efficient roofing materials such as reflective EPDM. The reflective properties of these roofs help reduce cooling costs, which is especially beneficial in commercial properties with large, flat roof surfaces that absorb a lot of heat.
These rebates and credits are a significant financial incentive for both homeowners and businesses to upgrade their roofing systems while simultaneously improving energy efficiency and contributing to environmental sustainability.
3. Recycled & Eco-Friendly EPDM
As sustainability becomes an increasing priority for property owners, the roofing industry is also evolving to meet these demands. Recycled and eco-friendly EPDM membranes are now more widely available, offering an environmentally-conscious alternative to traditional roofing materials.
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Post-consumer recycled rubber: Many new EPDM membranes are made using post-consumer recycled rubber. This helps reduce waste by reusing materials that would otherwise end up in landfills. By incorporating recycled rubber into the production of EPDM membranes, manufacturers are able to create roofing materials that are both durable and environmentally friendly.
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Durability without sacrifice: While these eco-friendly options are made with recycled content, they do not compromise on performance. EPDM roofs made from recycled rubber continue to offer superior weather resistance, puncture resistance, and longevity—just like their traditional counterparts. These roofing systems are designed to withstand harsh conditions like UV exposure, extreme temperatures, and heavy rainfall, providing excellent protection for homes and businesses.
The availability of recycled EPDM options is perfect for those who are looking to make more sustainable choices without sacrificing the durability and performance of their roofing system. These eco-conscious membranes are a great choice for individuals and companies committed to reducing their environmental impact.
Common EPDM Roofing Problems (And How to Avoid Them)
1. Improper Seam Sealing
One of the most common problems with EPDM roofing is improper seam sealing. The seams of an EPDM roof are critical for its waterproofing abilities. If the seams are not sealed correctly, water can penetrate the roof, leading to leaks and damage.
Common Causes:
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Incorrect sealing methods: Some installers use adhesive to seal seams, but adhesive alone is not always sufficient for long-lasting waterproofing.
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Poor installation practices: If seams are not properly welded or sealed, they can fail over time, especially under stress from weather conditions or temperature changes.
Solution:
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Hire experienced installers: The best way to avoid seam problems is to hire experienced roofing professionals who understand the importance of proper seam sealing.
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Use heat-welding: Heat-welding is the preferred method for sealing EPDM seams because it creates a strong, durable bond that is resistant to water infiltration. Heat-welding fuses the edges of the membrane together, forming a seamless, waterproof joint that will last much longer than adhesive alone.
By ensuring your EPDM roof is installed by skilled professionals and using the heat-welding technique for seams, you can greatly reduce the risk of leaks and prolong the lifespan of your roof.
2. Punctures from Debris
Another common issue with EPDM roofs is punctures from debris. While EPDM is durable, it can still be damaged by heavy debris, such as fallen branches, sharp objects, or even foot traffic. In areas with a lot of foot traffic or near trees, the risk of punctures can increase, leading to potential leaks and further damage.
Common Causes:
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Falling branches and debris: Trees near the roofline can drop branches, leaves, and other debris that can puncture the membrane.
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Foot traffic: In areas where roof access is frequent (e.g., for HVAC maintenance or other equipment), constant foot traffic can wear down the surface of the EPDM membrane.
Solution:
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Install a walkway mat in high-traffic areas: To prevent punctures caused by foot traffic, install a walkway mat in areas where maintenance workers or other personnel are likely to walk. These mats act as a protective layer, preventing sharp objects or pressure from damaging the EPDM membrane.
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Trim surrounding trees: If your roof is surrounded by trees, regular tree maintenance is key. Trimming branches that overhang the roof will reduce the chances of falling debris causing damage to the membrane.
By implementing these preventive measures, you can significantly reduce the risk of punctures and maintain the integrity of your EPDM roof for longer.
3. Shrinkage Over Time
Over time, EPDM roofing may experience shrinkage, particularly when exposed to temperature fluctuations or prolonged UV radiation. As the material ages, it can contract, causing tension along seams and edges, which may lead to cracks or gaps in the membrane. This shrinkage can compromise the waterproofing properties of the roof and lead to leaks.
Common Causes:
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Temperature fluctuations: Extreme changes in temperature can cause the EPDM material to expand and contract, leading to eventual shrinkage.
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Exposure to UV rays: Prolonged exposure to the sun can break down the rubber membrane, causing it to lose its elasticity and shrink.
Solution:
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Choose reinforced EPDM: To mitigate the risk of shrinkage, opt for reinforced EPDM membranes. These membranes are designed with added strength and flexibility, reducing the likelihood of shrinkage. Reinforced EPDM also offers improved resistance to UV degradation and better longevity overall.
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Allow for slight expansion gaps: During installation, it’s important to leave slight expansion gaps at the seams and edges of the roof. These gaps allow the material to expand and contract without causing tension that could lead to cracks or separation. Properly installed expansion gaps ensure that your EPDM roof can handle temperature fluctuations without compromising its performance.
By selecting high-quality, reinforced EPDM and allowing for the necessary expansion gaps, you can reduce the effects of shrinkage and keep your roof in top condition for a longer period.
FAQs: EPDM Roofing in Westchester
Q: How long does EPDM last compared to tar?
- EPDM: 30-50 years
- Tar: 10-20 years (with frequent repairs)
Q: Is EPDM more expensive than tar?
- Short-term: Slightly higher cost (4.50–8.00/sq ft vs. 3.50–6.00).
- Long-term: Saves thousands on repairs and recoating.
Q: Can EPDM be installed over an existing tar roof?
- Sometimes, but full removal is recommended for best results.
Need a Free EPDM Roof Estimate in Westchester?
At Delta Roofing Westchester, we specialize in long-lasting, leak-proof EPDM installations. Whether you’re in Yonkers, White Plains, or New Rochelle, we’ve got you covered.
