EPDM Membranes Spec Sheet

Versico VersiGard EPDM 60-mil: Carlisle-Alternative Specs & Regional Selection Guide

Published: 2026-06-16

Versico VersiGard EPDM 60-mil is the value-positioned EPDM membrane from Carlisle Construction Materials. While it shares the same polymer family (EPDM) as Carlisle's premium Sure-Seal line, VersiGard is formulated for competitive price-point projects where the owner prioritizes installed cost over maximum warranty duration. The waterproofing performance is equivalent — EPDM doesn't leak because of the brand name — but the warranty terms, technical support, and contractor certification requirements differ.

Versico vs Carlisle Sure-Seal — What's Actually Different?

Both are EPDM. Both are 60-mil. Both are installed the same way. The differences are: (1) compound formulation — VersiGard uses a standard EPDM recipe while Sure-Seal uses a proprietary stabilizer package that extends UV resistance; (2) warranty — VersiGard standard warranty is 15 years vs Sure-Seal's 20 years; (3) contractor certification — Versico certification is easier to obtain, which means more contractors can offer it but quality control is less centralized. For a standard warehouse roof with no chemical exposure and minimal foot traffic, Versico is a perfectly appropriate value choice.

Claims Consideration

The most common Versico claims issue is seam failure at the 15-20 year mark — right at warranty expiration. Adjusters evaluating a 17-year-old Versico roof with seam openings should consider this within the product's expected lifecycle range. Full replacement is generally the appropriate valuation rather than seam repair, because at 17 years the remaining EPDM membrane has limited service life regardless of seam condition.

EPDM Membranes Cost by City

City	Installed Cost Range
Dallas TX	$4.00-6.50/sq ft
San Antonio TX	$3.75-6.25/sq ft
Houston TX	$4.25-7.00/sq ft
Chicago IL	$4.25-6.75/sq ft
Phoenix AZ	$3.75-6.00/sq ft
Denver CO	$4.25-6.75/sq ft
Atlanta GA	$3.75-6.25/sq ft

Costs include materials + labor for commercial installation. Prices vary by building size, access, and local labor rates.

🛡️ Roof Insurance Claim Process (Step-by-Step)

Document the Damage — Take photos/video of all damage from multiple angles before any tarps or temporary repairs. Include close-ups of impact marks, granule loss, and membrane punctures.
Prevent Further Damage — Install emergency tarp or temporary seal. Most policies require you to mitigate further damage. Keep receipts for emergency repairs — they are reimbursable.
File the Claim Promptly — Contact your insurance carrier within 24-72 hours. Provide: date of loss, type of damage (wind/hail/other), photos, and a rough estimate if available.
Schedule Adjuster Inspection — The carrier sends a claims adjuster. Have your roofing contractor present during inspection — they can point out damage the adjuster might miss, especially on membrane seams and flashings.
Get Contractor Estimates — Obtain 2-3 estimates from licensed roofing contractors who work with insurance claims. Ensure estimates use Xactimate pricing (industry-standard insurance estimating software).
Review the Adjuster Report — Compare the adjuster's scope of work with your contractor's estimate. Common disputes: matching undamaged adjacent slopes, code upgrades (building code may require upgrades the adjuster didn't include), and overhead & profit calculation.
Negotiate if Necessary — If the adjuster's estimate is lower than your contractor's, submit a "supplement" with additional documentation. You have the right to use a public adjuster (typically 10% of claim) if negotiations stall.
Approve and Schedule — Once you agree on scope and price, the carrier issues an Actual Cash Value (ACV) payment. After replacement, submit the final invoice for the Recoverable Depreciation (RCV - ACV = depreciation held back until work is complete).

Key Tip: Never sign an "Assignment of Benefits" (AOB) form without reviewing with an attorney — AOB gives the contractor direct access to your insurance payout and can lead to inflated claims and litigation.

📅 Roofing Season Calendar by Region

Plan your roofing project for optimal weather windows. Off-season installs may require special procedures and cost 10-20% more.

City	Climate Zone	Roofing Season
Dallas TX	2A (Hot-Humid)	March-November (peak: April-June, September-October)
San Antonio TX	2A (Hot-Humid)	March-November (peak: April-June, September-October)
Houston TX	2A (Hot-Humid)	Year-round (avoid peak hurricane season June-November for major projects)
Chicago IL	5A (Cold-Humid)	April-October (peak: June-August). Winter installs require special adhesive and heat sources.
Phoenix AZ	1B (Very Hot-Dry)	Year-round (avoid July-August peak heat for worker safety). Peak season: October-April.
Denver CO	4B (Mixed-Dry)	April-October (peak: June-August). Hail damage repairs spike June-July.
Atlanta GA	3A (Warm-Humid)	March-November (peak: May-July, September-October)

Other EPDM Membranes Products

📋 Technical Spec Sheet

Thickness	60 mil (1.52 mm)
Wind Uplift Rating	FM Class 1-90 to 1-120 depending on attachment
Fire Rating	UL Class A
Weight Per Square	27 lbs
Roll Width	10 ft (3.05 m) standard; 20 ft (6.1 m) available
Coverage Per Roll	1,000 sq ft (1 Square) for 10-ft roll
Warranty	15-year VersiGard or 30-year VersiGard Platinum warranty

🛡️ Insurance & Compliance Advisory
Versico is the value-tier EPDM brand in the Carlisle family (Carlisle acquired Versico in 2005). The membrane formulation is different from Carlisle Sure-Seal — Versico uses a lower-cost EPDM compound with slightly different curing chemistry. For insurance claims, the key distinction is warranty duration: 15-year standard vs 30-year Platinum. Adjusters should verify the warranty tier before approving replacement — a VersiGard 15-year roof at year 16 has zero warranty coverage and should be valued at full replacement cost, not prorated. Versico EPDM is common on multi-tenant retail and warehouse roofs where owners prioritize upfront cost over extended warranty.

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Equivalent Products & Cross-References

Equivalent / Alternate Product	Action
Carlisle Sure-Seal EPDM 60-mil
Firestone RubberGard EPDM 60-mil
JM EPDM 60-mil

Equivalent products listed for cross-reference purposes. Always verify specs with manufacturer datasheets.

🏗️ Roofing Yield & Cost Estimator

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Frequently Asked Questions

Is Versico as good as Carlisle Sure-Seal?

For waterproofing performance — yes, equivalent. For warranty duration — no, 15-year standard vs 20-year. For resale value — no, Carlisle Sure-Seal is the better-known brand and may be more attractive to building buyers during due diligence. For cost-sensitive projects with a short ownership horizon (5-10 years), Versico is the rational choice.

Can Versico EPDM be paired with any manufacturer's accessories?

Versico's warranty requires Versico-branded flashing, splice tape, and edge metal accessories. Using third-party accessories is common in practice but voids the warranty. For insurance claims, if the adjuster identifies non-Versico accessories on a Versico roof, the warranty is void and the roof should be valued as a non-warrantied installation.

Related Roofing Materials

EPDM Membranes

References & Industry Standards

ASTM International. Standard Specifications for Single-Ply Roofing Membranes. astm.org
FM Approvals. Factory Mutual Roofing Assembly Standards. fmapprovals.com
UL LLC. Fire Classification of Roofing Materials. ul.com
NRCA. The NRCA Roofing Manual. nrca.net