Roof Inspection Results - help!
Hi, Just got back the inspection report for the brownstone we are buying. Can’t negotiate on price as contracts have already been signed, but wondered how serious the following report is: The modified bitumen roofing is aging and is approaching the end of its useful life. It has areas of poor outflow, open areas, and…
Hi,
Just got back the inspection report for the brownstone we are buying. Can’t negotiate on price as contracts have already been signed, but wondered how serious the following report is:
The modified bitumen roofing is aging and is approaching the end of its useful life.
It has areas of poor outflow, open areas, and has been poorly patched with tar.
The modified bitumen roofing will require cutting, patching, and re-torching (or cold- applying) to keep it leak-free in the future. Flashing repairs are already necessary.
As leaks become frequent and costly to repair, we recommend removal and replacement of all existing roofing and flashing.
Consider installation of a good grade, rubberized, torch-applied modified bitumen roofing (over new insulation board for added thermal efficiency) for a long-lasting job.
It is as bad as it sounds?! 🙁 How much will this sort of thing cost to fix? Short term and long term.
Also, we will be occupying the top unit.
Thanks!
OP Throwing a new layer of roofing over the existing roof will give you 10-15 years to think about whether you want to spend 20k on a tear off. Inspector didn’t say anything about rotting wood or leaking skylights? What shape is the chimney in?
Se- Torching down or heat welding rolled roofing on older wood flat roofs has been illegal for some time now after homes started burning down. Cold applied adhesives are now used.
A couple of years ago, we paid 3K for a new layer applied to the existing roof layer. I think ripping off the roof is more like a 10-20K job.
Thanks all 🙂 Must admit I have heard/read quotes ranging from 3k to 20k on here for a roof replacement.
se, I don’t typically include contact info on here, but give me a shout at cfrankland@gmail.com. I would be interested to exchange notes with you 🙂
Thanks!
se – I’m not a roofer, it was just a guess based on what some neighbors paid a few years ago. As I said, I could be low. I don’t doubt your quote is reasonable for the job required, just trying to give some kind of perspective. As always, my advice is 100% guaranteed to be worth what you paid for it…
Slopenick, do you really think a new roof should cost $2000? I am getting quotes for a new roof on our brownstone (19 x 42) and so far am hearing $3200 for a torch applied rubber roof, and a little more for a modified bitumen roof that is applied with glue. According to both roofers we’ve spoken to, torching is illegal, but often done anyway. As I’ve never paid for a new roof, I have no idea there is some reason to go with the illegal approach over glue other than to save money.
Yep–don’t waste your money patching if this thing is at the end of its life. Get a new roof.
a new roof on a brownstone is usually a pretty simple job – nowhere near the cost of doing one in the suburbs because they are much smaller and don’t have different slopes, sides, etc. I would guess a new roof today would run you $2K, but that could be a little low. Not a huge issue if you are talking about a $1 mln + brownstone, plus you get the benefit of knowing the roof is good to go for a long time and adding insulation to it to keep the heating bills down. Don’t be afraid to mention it to the owner and use it as leverage anyway you can though…