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Torch Down Roofing Malibu
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RESIDENTIAL • COMMERCIAL • ALL ROOF TYPES
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BUILT FORSouthern California
Professional torch down roofing — stronger roofs for a safer tomorrow
Our 2-ply Polyfresko torch down roofing systems provide long-lasting, waterproof protection for flat and low-slope roofs. Designed for durability and performance, this system is ideal for residential, multi-family, HOA and commercial buildings across Malibu, Los Angeles and Southern California. Waterproof protection, durable and long lasting, UV and heat resistant, ideal for flat roofs, professional installation.
IDEAL FOR MULTIPLE PROPERTY TYPES
RESIDENTIAL HOMES
APARTMENTS & HOAs
COMMERCIAL BUILDINGS
LOW-SLOPE ROOFS
BEFORE & AFTER
MALIBU, CA
Torch Down Roofing
Two Plies, Welded Seams, No Guesswork.
Torch down roofing in Malibu is modified bitumen, installed in two plies and heat-welded as it goes down: a base sheet torched to the prepared deck or cover board, then a white Polyfresko cap sheet over it. The seams fuse instead of relying on adhesive, which is why the system holds up on flat and low-slope roofs that see standing water.
All American Roof Repair & Commercial Roofing installs and repairs torch down on houses with flat sections, apartment buildings, HOA property, offices and light industrial across Malibu, Tujunga, Shadow Hills, Lake View Terrace and the northeast San Fernando Valley.
Why Flat Roofs in Malibu Fail
Malibu sits in a bowl at the foot of the Verdugo and San Gabriel Mountains and it bakes. A dark flat roof here runs far hotter than the air, the daily swing works every lap, and the fall winds drive grit across the surface. Then the rain arrives in short, heavy bursts and finds whatever the summer loosened: a split lap, a lifted edge, a drain that has not been cleared since the last storm.
How We Install It
Tear-off and deck check
The old roof comes off and any soft decking is replaced before a new sheet touches it. You see the bad bays before they are covered.
Insulation or cover board
Where the building wants R-value, polyiso goes down; otherwise a cover board gives the torch a sound, even surface.
Base sheet
The modified bitumen base ply is torched and rolled so the whole sheet bonds, not just the edges.
Polyfresko cap sheet
The white cap ply goes over it, seams welded and probed. White means the roof reflects heat instead of storing it.
Flashings and drains
Curbs, pipes, parapets, edge metal and drains are detailed last, because that is where flat roofs actually leak.
Torch Down vs the Alternatives
- Against a patch. Patching buys months. A two-ply system is a roof, with a manufacturer warranty behind it.
- Against TPO. Both work on flat roofs. Torch down suits smaller, cut-up roofs and buildings with lots of penetrations; TPO suits wide open spans.
- Against a coating. A coating renews a sound roof. If the deck or insulation is wet, torch down replaces it instead of sealing the problem in.
- Against built-up. No kettle, no gravel, and a white surface rather than black asphalt cooking all afternoon.
Straight talk: torch down is hot work. We carry the permits and insurance for it, run a fire watch and keep extinguishers on the roof. Where open flame is not appropriate — a wood deck in poor condition, an occupied building with tight access — we quote a cold-applied or coating system instead and say why.
What We Roof in Malibu
If the roof is flat or low-slope, torch down is on the table:
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Homes with Flat Sections
Additions, garages and mid-century flat roofs where shingles were never the answer.
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Apartments & HOAs
Staged section by section so tenants stay put and the lot stays usable.
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Commercial Buildings
Offices, retail and light industrial, scheduled around your hours.
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Low-Slope Roofs
Shallow pitches where water moves slowly and details decide everything.
Before and After
The same roof, cracked and ponding, then two plies down with a white cap sheet.
Warranty and Lifespan
Installed to spec, a two-ply torch down roof runs twenty years and up, and the manufacturer warranty is written for 10, 20 or 25 years depending on the system we specify. The paperwork is registered in your name, not left in a folder. We check the roof after the first rainy season so small things stay small.
Repairs and Maintenance
Most calls start with a leak over one room. We trace it to the source — a split lap, a failed pipe flashing, a drain that never cleared — repair it and photograph what we found. Two things keep a flat roof going: clear the drains before the rains, and have the flashings looked at once a year.
Serving Malibu and the Foothills
We install and repair torch down throughout Malibu, Tujunga, Shadow Hills, Lake View Terrace, La Crescenta, Sylmar and the rest of the northeast San Fernando Valley. Flat roof work is dry-weather work, so the calendar tightens once the rain starts — call early.
We’ll measure the roof, check the deck, drains and flashings, and tell you whether torch down is the right system.
TORCH DOWN ROOFING MALIBU, CA
FLAT ROOFS IN MALIBU
WHAT TORCH DOWN ACTUALLY FIXES
We get called to Malibu flat roofs after the patching stops working, and two plies of torch down is what replaces it. Marine air keeps a flat roof damp into the morning, so drainage and a clean cap sheet matter more here than anywhere.
What the week looks like
- Free inspection with photos of every penetration and drain
- Written scope and price before anything is booked
- Tear-off and deck repair, with bad bays shown to you
- Two plies down, welds probed as the crew goes
- Flashings, drains and edge metal detailed
- Daily clean-up and a final walk with you on the roof
Where the money goes
A cut-up roof with ten curbs costs more per square than an open one, because the detailing is the work.
We price deck repair per sheet so there is no surprise number halfway through the tear-off.
Why we specify two plies in Malibu
The practical reasons it keeps getting specified here:
- It handles ponding better than a single-layer repair ever will
- Repairs weld into the existing sheet, so a fix becomes part of the roof
- Two plies mean a second line of defence over the whole roof, not just the patches
- It suits cut-up roofs with curbs, pipes and skylights
- The white Polyfresko cap sheet reflects heat rather than storing it
What goes on your Malibu roof
- Roof deck, repaired where it is soft
- Insulation or cover board, depending on what the building needs
- Modified bitumen base sheet, torched and rolled so the whole sheet bonds
- White Polyfresko cap sheet, seams welded and probed
- Edge metal, curb and pipe flashings detailed last
Questions Malibu owners ask us
You get a start date and a finish date in writing, and we hold them.
- If the attic has no real intake, we fix that rather than leaving a new roof to bake.
- You get the manufacturer warranty on the materials and ours on the workmanship, both in writing.
- Drone shots cover the steep sections, and the rest is checked on foot.
- Nothing is left on the lawn overnight, and the dumpster goes when the job ends.
A closer look at Malibu
Roof life in Malibu is decided by exposure more than brand, and salt air and long damp mornings keep fasteners and flashings working hard. At about 31 miles west, Malibu is an easy run for us, inspection or emergency.
The roofs in Westlake Village, Agoura Hills and Calabasas are built much the same way, and they fail the same way.
- Gutters are pulled and refitted where they block a proper drip edge.
- Tile is sorted and reused where it is sound, which keeps the roof looking original.
- We work around tenants and business hours where the building is occupied.
- Skylights are re-flashed as part of the job rather than quoted as an extra later.
- Where an HOA sets colour or material rules, we match the approved list before the job is quoted.
Insurance work moves faster when the damage is documented before the next storm. Ask for the inspection, keep the report, and decide in your own time.
Lifespan and warranty
Installed to spec, a two-ply torch down roof runs twenty years and up. The manufacturer warranty is written for 10, 20 or 25 years depending on the system, and we register the paperwork in your name.
Serving Malibu and nearby
We install and repair torch down roofs throughout Malibu and the surrounding Los Angeles County communities, including Westlake Village, Agoura Hills and Calabasas.
When torch down is the wrong call
Where open flame is not appropriate, on a poor wood deck or a tight occupied building, we quote a cold-applied or coating system and say why.
Book a free Malibu inspection
The estimate is free. Call (818) 275-0921 and we will measure your Malibu roof, check the deck, laps and drains, and tell you plainly whether coating is the right call.
After the job in Malibu
We do not use subcontract crews we have never met. The people on your Malibu roof are the people we train, and they carry our workers' compensation.
When the crew leaves, the debris leaves with them: magnet passes morning and evening, gutters cleared, driveway swept. You get photos of the finished work and the warranty paperwork registered in your name.
Questions Malibu owners ask us
The questions we hear most in Malibu are about price, timing and whether a repair will hold. We answer all three before you commit, and we put the answers in writing.
FREQUENTLY ASKED
QUESTIONS
Find answers to common questions about torch down roofing in Malibu.
CLEAR ANSWERS. LOCAL EXPERTISE.
MALIBU, CA TORCH DOWN ROOFING
Can you work around solar panels?
Yes. Panels are detached and reset on a schedule that matches the roofing crew, and the penetrations are re-flashed properly when they go back.
Do you offer any warranty?
You get the manufacturer warranty on the materials and ours on the workmanship, both in writing. The paperwork is registered for you and transfers if you sell.
Is torch down right for a flat roof in Malibu?
For most flat and low-slope roofs in Malibu, yes. Two plies of modified bitumen with heat-welded seams handle ponding and UV far better than patching.
Are you licensed and insured?
Yes, licensed, bonded and insured, with workers' compensation on every crew. Certificates are available before work starts.
What is the 2-ply Polyfresko system?
A modified bitumen base sheet torched to the deck or cover board, with a white Polyfresko cap sheet over it. The white surface reflects heat instead of holding it.
How long does a torch down roof last?
Installed to spec, twenty years and up, with a manufacturer warranty of 10, 20 or 25 years depending on the system.
How much does a new roof cost in Malibu?
Cost depends on the size and pitch of the roof, the material you choose, how many layers come off and what the deck looks like underneath. We inspect the Malibu property, measure it and put a detailed number in writing before anything is booked.
Is the torch safe around my Malibu building?
We carry the permits and insurance for hot work, run a fire watch and keep extinguishers on the roof. Where open flame is not appropriate we quote a cold-applied or coating system instead.
Malibu Torch Down Roofing — and the five closest cities
We work the same streets around Malibu. If you are closer to one of these, the crew is already there most weeks:
- Westlake Village Torch Down Roofing 8 mi
- Agoura Hills Torch Down Roofing 9 mi
- Calabasas Torch Down Roofing 10 mi
- Thousand Oaks Torch Down Roofing 11 mi
- Hidden Hills Torch Down Roofing 12 mi
We cover Westlake Village, Agoura Hills, Calabasas, Thousand Oaks and Hidden Hills from the same yard as Malibu. Ask about the city you are actually in — we probably work it.
