EPDM Roofing in Reston, VA
A rubber sheet roof on a condo building and one on a townhouse addition are filed under different groups in Virginia's building code. This page shows which office answers which question, and what each office's published pages do not say.
more than two dwelling units
townhouses and houses
What does the state's ordinary-repair list say about replacing a roof covering?
Replacement of an unlimited amount of roof covering or siding in Group R-3, R-4, or R-5 provided the building or structure is not in an area where the nominal design wind speed is greater than 100 miles per hour … and replacement of 100 square feet … or less of roof covering in all groups and all wind zones.
Virginia Uniform Statewide Building Code, 13VAC5-63-80, section 108.2, item 14.5. Checked 2026-10-16.
Chapter 3 of the same code defines Group R-2 as residential occupancies containing sleeping units or more than two dwelling units where the occupants are not primarily transient. Townhouses and detached houses built under the Virginia Residential Code are Group R-5. The building official, not a roofer, settles the group for a given address.
Which of those groups does a Reston roof belong to?
Census Bureau ACS 2024 5-year estimate for the Reston place, 30,485 homes. It counts homes, not roofs, and records nothing about roof shape.
- Detached houses6,171 homes, 20.2 percent
Houses sit under the Virginia Residential Code, a group the unlimited line names. A rubber sheet on such a house is, in our reading, a porch top, sunroom or rear addition, since Census cannot tell us.
- Townhouse rows9,091 homes, 29.8 percent
Townhouses are also named. Fairfax County's own no-permit list carves out roof plywood that must be fire rated, "such as townhomes", so a rotten board on a shared wall is a separate question from the membrane.
- Buildings of five or more units14,286 homes, 46.9 percent
These buildings contain more than two dwelling units, the wording of the R-2 definition. Group R-2 is absent from the unlimited line, so only the 100 square foot allowance is on the state list.
Your documents say who owns the roof, whether you or the association.
The median Reston home dates from 1984, and 9,304 homes, the largest decade, were built from 1970 to 1979. That makes a flat section recovered at least once plausible, but it is an inference from build dates, not a count of roofs.
Whom should you ask first, second and third?
Pages read 2026-10-16. The Reston page holds the full office list.
First: Fairfax County Land Development Services, 703-222-0801
The county's no-permit list names replacement of roof shingles, and its permit list names roof repairs under miscellaneous work. Neither names a membrane, so ask how an EPDM sheet is treated and get the answer in writing.
Stop here only if the county confirms no permit appliesSecond: Reston Association, 703-435-6530
The Design Review Board checklist's roofing block asks for a color photo with manufacturer, style and material, and for the type and style of material. The examples it prints are 3-tab, architectural, wood, simulated shakes, metal, tile and composition. A membrane is not one of them, so ask how a flat section is handled.
Third: your cluster, condominium board or building manager
The checklist's community standard block asks for photos of proposed products, a summary of the reason for the change, photos of the same materials already installed in the cluster, and a copy of the community notice.
What can you check from a window or a ladder?
Trade-association statements, not Reston rules. See the sources below.
A dark sheet with a matte face
- What you see
- A black or gray flat roof.
- What it can mean
- Color alone does not prove the material. Single-ply sheets come in black, white and many other colors, and EPDM is a single-ply sheet.
- Who to call
- Whoever holds the roof's records, to confirm the product.
Leaves and water at the drain
- What you see
- Debris at a drain or scupper after a storm.
- What it can mean
- SPRI advises removing debris and keeping drains open. Reston Association maintains 800 acres of woodlands, so many roofs here sit near trees.
- Who to call
- The party that maintains the roof.
A stain by a wall, vent or curb
- What you see
- A ceiling mark near a roof penetration or wall edge.
- What it can mean
- SPRI says to pay particular attention to flashings around penetrations. An NRCA-indexed 1991 article says many EPDM problems involved the lap seams, so ask how seams are made and checked.
- Who to call
- The county first, since its permit list names roof repairs.
Questions Reston owners ask about rubber flat roofs
Is my Reston condo building in a different permit group than a townhouse?
By the state code's definitions, a building with more than two dwelling units is Group R-2, while townhouses and houses under the Virginia Residential Code are Group R-5. The unlimited roof-covering line names R-3, R-4 and R-5, so ask the county how your building is classed.
Does Fairfax County's no-permit list cover an EPDM sheet?
The list names replacement of roof shingles. It does not name membranes, so call Land Development Services at 703-222-0801 before work is scheduled.
What is the 100 square foot line in the state code?
Section 108.2 exempts replacing 100 square feet or less of roof covering in every group. It is a small-patch allowance.
Does Reston Association's roofing checklist name a rubber membrane?
No. Its material examples are 3-tab, architectural, wood, simulated shakes, metal, tile and composition. Ask the association at 703-435-6530 how a flat section is treated.
Why do townhouse flat roofs raise a decking question?
The county's allowance for replacing less than 256 square feet of roof plywood excludes plywood that must be fire rated, such as on townhomes. If boards need replacing, ask about that exception.
Can leaves from Reston's woodlands damage a rubber roof?
Leaves do not harm the sheet directly. They can block drains and scuppers, which is why SPRI advises clearing debris and keeping drains open.
Does a 1970s build date mean the flat roof was already replaced?
Census shows 9,304 Reston homes built from 1970 to 1979, but it records neither roofs nor their replacement. Ask for the installation record before assuming a layer count.
More flat roof pages near Reston
The flat roof page sets EPDM beside other membranes, and the Northern Virginia TPO and EPDM guide covers the region. In Reston, PVC, TPO and metal have their own pages. Neighboring places: Herndon and Oakton. All areas are on the service areas page.
- Virginia building code, section 108 (13VAC5-63-80)
- Virginia building code, chapter 3 occupancy classes (13VAC5-63-210)
- Fairfax County: when is a permit required
- Reston Association design review application checklist
- Reston Association: nature and environment
- Census Bureau ACS 2024 5-year, Reston place
- SPRI frequently asked questions
- NRCA library: EPDM lap seam abstract
Talk through the next step
Talk through your roof with King's Roofing
Share the address, what you are seeing on the roof and the decision you need to make. We will tell you what to expect before anything is scheduled.
9220 Topaz St, Fairfax, VA 22031
Mon to Fri 7 AM to 8:30 PM, Sat 7 AM to 8 PM, closed Sunday