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roach007

06:16AM | 12/29/03
Member Since: 02/12/03
11 lifetime posts
Bvroofing
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?)

Piffin

06:19PM | 12/29/03
Member Since: 11/06/02
1281 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?

roach007

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,
David

Piffin

04:33PM | 01/03/04
Member Since: 11/06/02
1281 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

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