Roofing Case Study — When an EPDM Roof Is Written Like a Shingle Roof

This was a storm loss where a tree penetrated a flat EPDM roof. On paper, the adjuster included replacement of the membrane. In reality, this is where it goes wrong—because an EPDM roof is not just a membrane, it’s a full system.

The Situation

This involved:

• Storm damage from a tree impact

• Penetration through a flat EPDM roof

• Residential structure with a membrane roofing system

The roof type:

• EPDM (rubber membrane)

• Installed over insulation board

• Included penetrations and parapet conditions

👉 On paper, this looked like a membrane replacement

What Was Written

The estimate included:

• Remove and replace EPDM membrane

That was correct.

But that’s all that was included.

👉 It was written as if the membrane exists by itself

What Was Missed

An EPDM roof is a layered system.

1. Insulation Board (ISO Board)

Under the membrane:

• There was ISO board

This comes in thicknesses such as:

• 1"

• 1.5"

• 2"

• 3"

👉 This must be matched and replaced ALSO take into note if it is tapered because now it needs to be designed and charged for

It is:
👉 not optional
👉 not included in membrane pricing

2. Penetration Sealing (Pitch Pan / Pitch Pocket)

There was a pipe penetration.

The estimate included:
👉 a standard pipe jack

That is incorrect.

EPDM requires:
👉 a pitch pan (pitch pocket)

This:

• Seals the penetration

• Prevents water intrusion

• Works with the membrane system

3. Flashing System

Multiple flashing components were missing:

• Cap flashing

• Counter flashing

• Parapet flashing

👉 These are required to terminate and protect the system

4. Termination Bar

At exposed edges:

• A termination bar was required

This:

• Secures the membrane

• Creates a sealed edge

👉 Without it, the system is incomplete

5. Cant Strips

At transitions:

• Cant strips are installed

These:

• Eliminate 90-degree angles

• Create a slope for the membrane

Measured:
👉 by linear foot

👉 These were completely missing

What Most People Miss

EPDM is not like shingles.

You don’t:
👉 just replace the top layer

You are replacing:
👉 a system of components that work together

When these items are missed:

• The roof is not built correctly

• The waterproofing system fails

• The estimate is drastically underwritten

What Changed the Outcome

Once the system was explained:

• The insulation board was identified

• The correct penetration method was clarified

• All flashing components were accounted for

• Termination and edge conditions were addressed

• Cant strips were included

The result:

👉 The estimate increased significantly
👉 In this case, roughly tripled

Not because anything was added—

👉 But because the full system was finally included

Why This Happens

This happens because:

• Membrane roofs are less common on residential homes

• Adjusters are more familiar with shingle systems

• Flat roof systems require specific knowledge

So what gets written is:
👉 the visible layer

Instead of:
👉 the full assembly

What Homeowners Should Look For

If you have a flat or rubber roof, ask:

• What is underneath the membrane?

• How are penetrations sealed?

• Are flashing systems included?

• How are edges terminated?

• Are transitions properly built out?

Because:

👉 If these are missing
👉 the system is incomplete

Takeaway

This case comes down to one concept:

👉 A roof is not just the surface

EPDM systems require:

• Insulation

• Flashing

• Termination

• Proper transitions

If those are not included:

👉 The roof is not restored correctly

This is why:

👉 everything comes down to understanding the full system and documenting it correctly

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