If you’re managing a commercial property in Burnaby, you’re probably dealing with a specific set of challenges. Between the heavy rain cycles we see in the Lower Mainland and the industrial grit near areas like Still Creek or Lake City, your roof is under constant attack.
In a climate this damp, “water-resistant” isn’t enough; you need a system that is essentially a submarine hull for your building. We’ve seen every type of failure imaginable. If you want to avoid expensive interior damage and structural rot, these are the five systems that actually stand up to the Burnaby environment.
1. 2-Ply SBS Torch-On (The Local Heavyweight)
This is the “gold standard” for flat roofing in Burnaby. It consists of two layers of asphalt-modified membranes that are heat-welded together.
Why it wins here: It’s incredibly thick and durable. Because it’s a multi-layer system, even if the top layer is punctured, the “base sheet” acts as a backup. It handles the “freeze-thaw” cycles of BC winters without cracking.
If you plan on owning your building for 20+ years, this is the most reliable investment you can make.
2. TPO (Thermoplastic Polyolefin)
TPO is a single-ply, white reflective membrane for flat roofs. This type of roof is more popular in the USA where climates are dryer, large open warehouses and retail centers in North Burnaby and Metrotown.
Benefits include: Energy efficiency. While Burnaby is famous for rain, our summers are getting hotter. TPO reflects UV rays, keeping your HVAC costs down. The seams are heat-welded.
These types of systems are perfect for “Green” initiatives and buildings where keeping the interior cool is a priority.
3. EPDM (Ethylene Propylene Diene Monomer)
EPDM has been a staple in the Vancouver area for new industrial concrete tilt-up buildings due to its quick installation and low cost.
Why it wins here: It’s extremely flexible. As buildings settle or shift (especially in areas with softer soil), EPDM stretches rather than snaps. It’s also very cost-effective for large-scale industrial rooftops.
EPDM is a great option for tighter budgets. However, these roofs are susceptible to punctures because they are thin single-ply membrane systems. We always recommend a professional installer for this roof system who knows how to seal the seams perfectly to withstand our 1,100 mm+ of annual rainfall.
4. Metal Roofing Systems (Standing Seam)
While most commercial roofs are flat, many Burnaby commercial plazas utilize sloped metal roof systems. They’re durable and becoming increasingly popular.
Why it wins here: Longevity and shedding. Metal roofs can last 50 years or more. In the Pacific Northwest, the ability to shed heavy snow and rain instantly is a massive advantage. They don’t moss over or rot like other materials.
There are higher upfront costs, but they offer the lowest lifetime maintenance of any system on this list.
5. Liquid-Applied Membranes (PMMA)
This is a high-performance, cold-applied liquid resin that cures into a seamless, rubber-like solid.
Why it wins here: It’s the ultimate “problem solver” for flat roofs. If your Burnaby building has a ton of “penetrations” like HVAC units, vents, or skylights, traditional sheets are hard to seal. Liquid membranes mold to any shape, creating a monolithic, waterproof seal.
These are a great choice for complex roofs or for “re-covering” an existing roof without a full tear-off.
Why Local Context Matters
Depending on where you’re located, either near the heights of SFU or the industrial flats of South Burnaby, your roof needs to be engineered for the specific micro-climate of the Lower Mainland. Choosing the right system is 50% of the battle; the other 50% is the quality of the installation.
Our installers at Canuck Roofing don’t just understand roofing; we understand Burnaby, Vancouver, and the other cities in the Greater Vancouver area. We know how the wind hits the buildings and how the rain pools in the winter. Our team understands how roofing systems work, handle weather conditions, and select materials that suit your building needs. An expert goes a long way. Give us a call to learn more about how we can help you select and install the best roofing system for your commercial building.