Replacing Tim Hortons Roof At Their Burlington Location

Client: Tim Hortons
Location: Burlington, Ontario
Project Scope: Full flat roof replacement, including removal of saturated insulation, installation of a new vapour barrier, new poly-iso insulation with added perimeter slope, and installation of a 2-ply SBS-modified bitumen roofing system with new flashings and a gravel surface.

PROJECT OVERVIEW

A Tim Hortons location in Burlington had been experiencing persistent roof leaks that were impacting operations. After conducting a detailed inspection, our team determined that the existing SBS roofing membrane was beyond repair. Further investigation revealed that the fibreglass insulation beneath the membrane was completely saturated, significantly reducing its insulating value and contributing to ongoing moisture issues.

Due to the condition of the roof assembly, a full tear-off and replacement was required. The objective of this project was to remove all compromised materials, add a tapered roof slope to restore proper drainage, and install a durable, long-term roofing system that would eliminate leaks and improve the building’s overall performance.

WORK COMPLETED

Our team completed a full tear-off and replacement, including:

Removed existing membrane and insulation down to the deck
Installed a new vapour barrier to prevent interior moisture migration
Installed new poly-iso insulation for improved thermal performance
Added tapered insulation around the perimeter to improve drainage
Installed new 2-ply SBS modified bitumen membrane (hot asphalt applied)
Applied a new pea gravel surface
Installed new 2-ply SBS perimeter flashings and sheet metal flashings

New Roofing System Installed

Vapour Barrier: Fully adhered vapour barrier installed over the structural deck to prevent interior moisture migration into the insulation layer
Insulation: High-performance polyisocyanurate (poly-iso) insulation to restore thermal performance and provide long-term energy efficiency
Tapered Slope System: Additional tapered poly-iso insulation installed around the perimeter to improve drainage and reduce the risk of ponding water
Membrane System: 2-Ply SBS Modified Bitumen membrane fully adhered using hot asphalt for enhanced waterproofing and durability
Surface Protection: Pea gravel broadcast surface to protect the membrane from UV exposure and mechanical wear
Flashings & Edge Details: 2-Ply SBS modified bitumen perimeter flashings and new custom sheet metal flashings for watertight transitions

The upgrade to a fully adhered 2-ply SBS modified bitumen roofing system provides improved drainage, enhanced waterproofing protection, and long-term durability compared to the original failing roof assembly.

Project Challenges & Solutions

Maintaining operations at an active restaurant in a busy commercial plaza added complexity to this project:

1. Keeping the Location Functional

The restaurant remained open throughout construction. Our team coordinated closely with Tim Hortons staff and their mechanical contractor to ensure critical rooftop equipment – including refrigeration units and oven exhaust systems – remained fully operational.

2. Site Safety in a High-Traffic Environment

Perimeter fencing, controlled access zones, and clear signage were deployed to protect customers, staff, and crew while maintaining safe pedestrian flow.

3. Coordination with Mechanical Trades

HVAC and kitchen exhaust penetrations required close coordination to avoid service interruptions. Scheduling work around mechanical needs ensured no downtime for the restaurant.

Through proactive planning, transparent communication, and phased work areas, we were able to deliver the project without disrupting daily operations.

PROJECT OUTCOME

By replacing the flat roof, we fully resolved the ongoing leak issues that had been affecting the Tim Hortons location. By removing the saturated insulation and deteriorated membrane, we eliminated the root cause of the moisture problems rather than applying temporary repairs.

With new high-performance insulation, improved perimeter drainage, and a fully adhered 2-ply SBS modified bitumen roofing system, the building is now properly protected against water infiltration and weather exposure. The added tapered slope helps ensure water drains efficiently, reducing the risk of ponding and future premature wear.

The result is a reliable, long-term roofing system that supports day-to-day operations, improves energy efficiency, and provides peace of mind for property managers and ownership alike.