06:16AM | 12/29/03
Member Since: 02/12/03
11 lifetime posts
I have a flat roof measuring about 9 X 14 feet on top of my sunroom. I have a door from my bedroom going to this roof, but never go out there. While I have no leaks that I know of, it is obvious that this roof needs to be replaced. I think it’s pretty old; the material is like that of roofing shingles (granular) laid in sheets. While there is a drainage hole in one corner, the water pretty much sits after rains in many spots. I’ve gotten quite a few roofers over to look at it. While all agree that this roof should have been re-done a long time ago, they have a variety of suggestions.
1. First company suggested removing the old roof, laying down tapered insulation (to make sure the water drains) and laying a new rubber roof on top for about $2,000. (work also included some flashing on the wall and brick columns).
2. The next guy said the same (tapered roof) but for $650. This seems almost TOO cheap to be good work.
3. The next guy (who comes with the most recommendations) suggested leaving the old roof on and just laying down the torch applied rubber roof. When I asked why not tapering it, he said he can but it’s expensive and even though the water may sit in areas, nothing’s going to come through this rubber roof. His quote was about $500.
4. The last guy also suggested just laying the rubber roof but said he would take the old roof off before laying the new rubber one down.
Since the suggested work differs so much I’m hoping you guys can throw some advice my way. I’m leaning towards guy #3 just because he’s dome work for people I know (although the cheapest, his work seems the least comprehensive- or do I not need anything more?)


06:19PM | 12/29/03
Member Since: 11/06/02
1284 lifetime posts
The type roof you describe requires the utmost care and professional attention. My vote goes to #1. I will bet that he is the only one who can show you insurance certificates too.

Modified bitumen torch down is not an apprpriate material for this. It has a ten year life expectancy with maintanance. Epdm rubber roofing can last forty years with no maintainance.

How often did you say you want to redo this roof?


03:01PM | 12/30/03
Member Since: 02/12/03
11 lifetime posts
Here is some elaboration:
here is what the tapered job would include:
-1/8" per foot tapered polyiso insulation
-install fiberglass base sheet
-install firestone app-180 black granule torch applied membrane-sheet metal edging where needed
some white aluminum cap flashing

Does it also seem to you that $650 is way to cheap to be real? Also, the people who recommended just laying a new layer of rubber roofing said that since the roof is not used for anything, I don't need to spend the $$ to do the whole tapering thing. They also said $650 is too cheap.
Any feelings out there?
Thanks again,


04:33PM | 01/03/04
Member Since: 11/06/02
1284 lifetime posts
You may be in a cheap location, but I would not expect to pay less than 400/square on a larger roof for quality work. The size you mention with waste product is at least 2 squares = $800 plus flashing time and materials. Raw cost would be between 800 and a thousand.

This guy might do a decent job but he is not enough of a businessman to allow for insurance costs or profit. That makes me question whether he will still be in business to fix any leaks in two years. So if he has good references maybe you want to check your homeowners policy in case he gets hurt on your property, and go ahead and take the gamble on him, banking the savings



Post a reply as Anonymous

Photo must be in JPG, GIF or PNG format and less than 5MB.


type the code from the image


Post_new_button or Login_button

A Washington State couple called on BC&J Architects to transform their 400-square-foot boathouse into a hub for family bea... Built on a rocky island in the Drina River, near the town of Bajina Basta, Serbia, this wooden house was cobbled together ... Large steel-framed windows flood the interior of this remodeled Michigan barn with daylight. The owners hired Northworks A... Edging formed with upside-down wine bottles is a refreshing change. Cleverly and artistically involving recycled materials... If you’re up for a weekend project, why not try turning an old picture frame into scaffolding for a living wall? Low-maint... Similar to the elevated utensil concept, hanging your pots and pans from a ceiling-mounted rack keeps them nearby and easy... For windows, doors, and mirrors that could use a little definition, the Naples Etched Glass Border adds a decorative flora... The thyme growing between these stepping stones adds a heady fragrance to strolls along this lush, low-maintenance garden ... Decoupage is an easy way to add any paper design to your switch plate, whether it is wallpaper, scrapbook paper, book page... Twine lanterns add pops of crafty—but sophisticated—flair to any outdoor setting. Wrap glue-soaked twine around a balloon ... When securely fastened to a tree or the ceiling of a porch, a pallet and some cushioning make the ideal place to lounge. V... Reluctant to throw away any of those unidentified keys in your junk drawer? Hang them from a few chains attached to a simp... A stripped-down model, sans screened porch, starts out at $79,000. Add the porch, a heated floor for the bath, and all the... Salvaged boards in varying widths and colors make up the dramatic accent wall in this attic space. The high-gloss white of... Need a window and a door in a tight space? A Dutch door with a window may be your answer. These useful doors are split hor...
Newsletter_icon Google_plus Facebook Twitter Pinterest Youtube Rss_icon