Mississauga Commercial Roofing: 8,500 Sq Ft Roof for the City of Mississauga
An IKO 2-ply modified bitumen roof on the City of Mississauga building at 3185 Mavis Rd, backed by a 20-year system warranty.
Call 1-833-775-7663 3185 Mavis Rd · IKO 2-ply modified bitumen · 20-year system warranty
Karol Rajkowski
Vice President, OYH Roofing
Published March 26, 2026 · Updated October 1, 2026 · 5 min read
At a glance
In this Mississauga commercial roofing project, OYH Roofing installed an IKO 2-ply modified bitumen roofing system across 8,500 square feet for the City of Mississauga at 3185 Mavis Rd. It was a full-system installation on a low-slope municipal building, and the finished roof carries a 20-year system warranty.
Project details
This Mississauga commercial roofing project covered an 8,500 square foot low-slope roof on a municipal building. Here is the job in one table.
| Item | Detail |
|---|---|
| Client | City of Mississauga |
| Location | 3185 Mavis Rd, Mississauga, Ontario |
| Building type | Municipal |
| Roof area | 8,500 sq ft |
| Service | Modified bitumen roofing installation |
| System | IKO 2-ply modified bitumen (base sheet and cap sheet) |
| Warranty | 20-year system warranty |
Why modified bitumen for Mississauga commercial roofing?
Modified bitumen suits Mississauga commercial roofing on municipal buildings because its two layers give a second line of defence against leaks, it stands up to foot traffic from service crews, and it stays flexible through Greater Toronto Area freeze-thaw cycles.
It is an asphalt-based membrane reinforced with polyester or fiberglass and modified with polymers. A public building needs a roof with predictable upkeep over a long service life, and the second ply is what gives that margin: if the cap sheet is ever damaged, the base sheet is still there. It is not the right answer for every building, so here is how it compares with the other systems we install.
| System | Layers | Where it wins | Where another system wins |
|---|---|---|---|
| 2-ply modified bitumen | Base sheet plus cap sheet | Toughest underfoot, two layers of protection | Heavier; a white TPO roof reflects more summer heat |
| TPO | Single ply, hot-air welded seams | Reflective white surface, welded seams | One layer; thicker 60 mil sheets are needed for busy roofs |
| EPDM | Single ply rubber | Very flexible in cold weather, long track record | Seams are taped or adhered, not welded |
Our modified bitumen vs TPO guide compares the two in more detail, including Ontario winters and cold-weather installs.
How is a 2-ply modified bitumen roof installed?
A 2-ply modified bitumen roof goes down in two layers: a base sheet bonded to the prepared roof, then a granulated cap sheet on top that protects the membrane from sun and weather.
On a Mississauga commercial roofing job like this one, the membrane itself is the easy part. The work that decides how long the roof lasts is at the details: seam overlaps, flashings at curbs, parapets and rooftop units, and the connections at every drain. Industry guidance from the National Roofing Contractors Association says the same thing about low-slope roofs. Using one manufacturer's matched system, here from IKO, rather than mixing products, is also what makes a system warranty possible.
What does the 20-year system warranty cover?
This Mississauga commercial roofing project carries a 20-year system warranty, which is backed by the manufacturer on the roofing system as installed rather than on a single roll of membrane.
What a system warranty covers, and what the owner has to do to keep it valid, is set by the manufacturer's written terms. That usually includes regular inspections and keeping records of any work done on the roof. For a municipality, that paper trail also makes budgeting for the building easier. Any Mississauga commercial roofing client with an OYH roof can ask us for the warranty document for their project.
How do you maintain a modified bitumen roof?
A modified bitumen roof needs an inspection at least twice a year, in spring and fall, plus a check after major storms. That applies to every Mississauga commercial roofing system we install.
| When | What to check |
|---|---|
| Spring, after the snow melts | Seams, flashings, drains, any damage from ice or ponding |
| Fall, before winter | Clear drains and debris, check flashings at curbs and parapets |
| After major storms | Wind or debris damage, blocked drains |
| Every rooftop service visit | Crews stay on walkways; log who was on the roof and why |
Building staff should not walk the roof themselves, especially in winter or wet weather. Book the inspection and let a roofing crew do it with proper fall protection.
Photos of the finished roof
Drone photos of this Mississauga commercial roofing project, taken after the work was finished.
Mississauga commercial roofing from OYH Roofing
OYH Roofing handles Mississauga commercial roofing from its Oakville head office, next door to the city, and installs industrial, commercial and institutional flat roofs across Ontario.
Our commercial roofing services cover modified bitumen, TPO, PVC, EPDM and built-up roofing, plus inspections and commercial roof leak repair in Mississauga. The same IKO 2-ply system went on the 52,300 square foot roof at 777 Niagara St in Welland, and you can see the rest of our work on the completed projects page.
Planning Mississauga commercial roofing work?
For Mississauga commercial roofing work, tell us about the building and we will set up a free roof assessment and a written quote.
Call 1-833-775-7663Request an assessmentFrequently asked questions
How long does a modified bitumen commercial roof last?
A modified bitumen commercial roof commonly lasts 20 years or more when it is installed as a full system and inspected twice a year. The City of Mississauga roof at 3185 Mavis Rd carries a 20-year system warranty, which reflects that expected service life. Blocked drains, foot traffic damage and skipped inspections are what usually shorten it.
Does OYH Roofing work with municipalities and public-sector clients?
OYH Roofing works with municipal and public-sector clients, and the 8,500 square foot roof for the City of Mississauga at 3185 Mavis Rd is one example. The company installs, repairs and inspects industrial, commercial and institutional flat roofs across Ontario from its head office at 2120 Speers Rd in Oakville.
Is modified bitumen a good choice for flat roofs in Mississauga?
Modified bitumen is a good choice for flat roofs in Mississauga because its two layers resist leaks and ponding water and the polymer-modified asphalt stays flexible through freeze-thaw cycles. A white TPO roof reflects more summer heat, so the best system depends on the building and how the roof is used.
What is a 2-ply modified bitumen roof?
A 2-ply modified bitumen roof is a flat roofing system made of two layers of polymer-modified asphalt membrane: a base sheet bonded to the roof and a granulated cap sheet on top. The second layer gives a backup against leaks, which is why it is common on commercial, industrial and municipal roofs.
What does a 20-year system warranty mean?
A 20-year system warranty means the manufacturer backs the roofing system as installed for 20 years, subject to its written terms. Those terms usually require regular inspections and records of any rooftop work. Ask your roofer for the actual warranty document, because coverage differs between manufacturers and warranty levels.
Karol Rajkowski
Vice President · OYH Roofing
Karol Rajkowski is Vice President of OYH Roofing, an Oakville-based ICI flat-roofing contractor whose projects include the City of Mississauga building at 3185 Mavis Rd and the Marriott Hotel in Vaughan. Learn more about the OYH team.
Sources
- OYH Roofing project record, City of Mississauga, 3185 Mavis Rd (October 2026).
- IKO, manufacturer of the 2-ply modified bitumen system used on this roof.
- National Roofing Contractors Association (NRCA), guidance on low-slope roof inspection and maintenance.
OYH Roofing, 2120 Speers Rd, Oakville, ON L6L 2X8 · 1-833-775-7663 · info@oyhroofing.ca