Roofing Case Study — When a Built-Up Roof Is Written as One Line Item

This was a hurricane-related loss involving a built-up roofing system. On paper, the roof was written to be replaced. In reality, this is where it goes wrong—because built-up roofing is not a single material, it’s a layered system.

The Situation

This involved:

• Hurricane damage to a flat roof

• A built-up (granular) roofing system

• Residential/commercial-type construction

The roof type:

• Granular built-up roofing

• Installed over ISO insulation board

• Included multiple penetrations, edges, and transitions

👉 On paper, this looked like a standard roof replacement

What Was Written

The estimate included:

• Remove and replace built-up roofing (granular surface)

That’s it.

👉 It was written as if the roof was a single layer

What Was Missed

Built-up roofing systems are multi-layered assemblies.

1. ISO Board (Insulation Layer)

Under the system:

• ISO board must be installed

If tapered:

• It must be designed and accounted for

👉 This is not included in the roofing layer
👉 It is a separate system component

2. Base Sheet

Before roofing is applied:

• A base sheet is installed over the ISO

This:

• Provides the surface for adhesion

• Must be fastened properly

• Requires specific nailing patterns to anchor into the structure

👉 Roofing does not go directly onto ISO

3. Flashing System

Multiple flashing components were missing:

• Cap flashing

• Counter flashing

• Perimeter flashing

• Skylight flashing

👉 These are required to seal transitions and edges

4. Termination and Edge Conditions

The estimate missed:

• Termination bars

• Cant strips (for slope transitions)

• Edge terminations

Cant strips:
👉 Are installed by linear foot
👉 Prevent 90-degree bends in the membrane system

5. Penetrations

Penetrations require:

• Pitch pockets (pitch pans)

• Proper sealing systems

👉 These are not optional
👉 They are required to prevent leaks

6. Coping and Cap Systems

At the roof edge:

• Standard coping or precast coping may be present

Once disturbed:
👉 These must be replaced

What Most People Miss

Built-up roofing is not comparable to:

• Shingle roofs

• Simple membrane systems

It is:
👉 a layered system that must be rebuilt in sequence

If you miss one layer:
👉 The system fails

Also:

These are not:
👉 supplemental items

These are:
👉 core system components

They must be included:
👉 from the beginning

What Changed the Outcome

Once the system was explained:

• ISO board was added

• Base sheet was included

• Flashing systems were identified

• Terminations and transitions were addressed

• Penetrations were corrected

The result:

👉 The estimate increased significantly
👉 Because the full system was finally accounted for

Why This Happens

This happens because:

• Built-up roofing is not commonly understood

• It appears simple from the surface

• Adjusters and even contractors may not fully understand the assembly

So what gets written is:
👉 the visible layer

Instead of:
👉 the full structure

What Homeowners Should Look For

If you have a flat or built-up roof, ask:

• What layers are included in the replacement?

• Is insulation (ISO board) being replaced?

• Is there a base sheet included?

• How are penetrations sealed?

• Are flashing and edge conditions addressed?

Also consider:

• Access requirements (cranes, scaffolding, bridging)

• Safety requirements in occupied areas

• Permits and structural considerations

Because:

👉 These are part of the job
👉 Not extras

Takeaway

This case comes down to one concept:

👉 Built-up roofing is a system, not a surface

It requires:

• Insulation

• Base layers

• Flashing

• Termination

• Proper sequencing

If those are not included:

👉 The roof is not being replaced correctly

And this is why:

👉 everything comes down to identifying the full system and documenting it from the start

One Last Thing (What Everything Comes Down To)

Everything comes down to the estimate.

If your claim is delayed, underpaid, or being pushed back, that’s usually the reason.

If you’re not finding a clear answer to your situation here, go through the other case studies. Most real-world claim problems — and how they were handled — are already shown there.

And if your estimate is in good shape, the other issues tend to be straightforward to push through.

To understand why this happens and how to fix it, review the following:

Why Insurance Claims Get Delayed (It Comes Down to the Estimate): The Real Reason Claims Get Delayed
The Entire Insurance Industry Runs on One Thing That’s Rarely Explained: It’s the Estimate — And This Is Why Contractors Get It Wrong: Contractors Don’t Fail at Building — They Fail at Writing
The Entire Insurance Industry Runs on One Thing That’s Rarely Explained: It’s the Estimate — And This Is Why Adjusters Rewrite Instead of Approving: Adjusters Don’t Approve What They Can’t Follow
The Entire Insurance Industry Runs on One Thing That’s Rarely Explained: It’s the Estimate — And This Is What It Should Look Like: A Proper Estimate Is Not Just a Number

How to Read an Insurance Estimate (Room by Room): Why Most Homeowners Feel Confused by Estimates

How to Vet a Contractor, Public Adjuster, and Mitigation Company: Why This Matters More Than Anything Else

If you still have questions about your claim, visit our Homeowners Insurance Claim FAQs page for quick answers and links to detailed guides.

Learn More At ClaimHelpMe.com

This page explains the basics of how this part of the insurance claim process works.

However, inside ClaimHelpMe.com, homeowners can access real repair estimates, detailed examples, and step-by-step explanations showing how claims are documented, evaluated, and presented to insurance carriers.

The free content explains the fundamentals.
The ClaimHelpMe platform shows how the process actually works.

Explore more homeowner insurance claim guides in our Claim Guides section.

About The Author

Mark Grossman is a Licensed Public Adjuster and NASCLA Certified Contractor with 28 years in the restoration insurance industry and 35 years in construction.

Learn more → Mark Grossman