Tear Off Old Roof?
The guy who is replacing my old leaky skylights tells me our roof is in bad shape. We had a new “rubber” roof (I’m told it’s not really rubber) put on 14 years ago, and it is definitely showing wear–we’ve had some leaks, and some of the flashing was done poorly in the first place….
The guy who is replacing my old leaky skylights tells me our roof is in bad shape. We had a new “rubber” roof (I’m told it’s not really rubber) put on 14 years ago, and it is definitely showing wear–we’ve had some leaks, and some of the flashing was done poorly in the first place. The skylight guy says he can feel ice crackling under the roofing surface as he walks around. He says we could patch the bad spots, or put on another whole layer of “rubber”– but at this point he recommends taking all the old roof layers off and starting from scratch–otherwise, he says, we’ll have new cracks opening up. The price of a new layer is $350 per sq foot; the price of ripping it all off and then putting on a new one is $1000 per sq foot. Generally I like to do things thoroughly and properly rather than covering over old problems, but I wonder if it’s worth the extra expense. Any thoughts?
The answer to whether a flat roof can have more than two layers of roofing can be found in the code 1510.3, recovering versus replacement. The question is does a brownstone’s flat roofing system fall into the exempted class? Does anyone know? You should get that answer before you pay a s**t load of money to have your roof torn off. Caveat emptor.
DIBS: all in cost was $19k which covered full tear-off+replacement with insulation, new roof hatch, two copper skylights, adding rear railing, new cast iron access ladder, adding a rear gutter and replacing downspout. House is 20*40 – see posting for roofmaster
OK, I’m a dork. I obviously misquoted the guy — he said the tear-off job would be $8,000 for our 20x 40 house. As Ringo suggests, he must have meant “per square” and not per square foot. Obviously I wouldn’t consider doing a roof for $800K!!
Thanks for all the input, and especially thanks, Vinca, for the code, which does seem to suggest I should be considering removing the previous layers, even if the roof is flat rather than sloped. I don’t know how many layers are up there, but if the house is 110 years old, it’s gotta be more than three.
Fire him and call dennis@nationalroofingcorp.net
BTW, insulation included in the number above for our roofwork (which was part of a much larger job), and echoing orrsuz on the instant benefit re: top floor temperatures.
orrsuz, how much did it cost??? Was this a flat roof brownstone????
We just had a full tear off and re-roof done. The big bonus I see is the layer of insulation that was laid down underneath the new roof which has made a huge difference to the temps on the top floor…..
A roof is only as good as its installation. In the end, a patched roof will only be as good as the failing roof underneath (or the failing deck if existing layers are too heavy or leaks continue to erode the underlying structure). 14 years might be the end of the useful life for the previous installation. Get several more bids. Within last four years, we had two flat roofs (building roof and extension roof) ripped down to wood decks and replaced. Total for both: approx. $25,000.00. Don’t replace your skylight until you figure out your roofwork. If you get a new roof installed, make sure you get a warranty.
See Chapter 15, Roof Assemblies and Rooftop Structures:
http://www2.iccsafe.org/states/newyorkcity/Building/Building-Frameset.html
Section 1510.3 of which reads, in part:
“Recovering versus replacement. New roof coverings shall not be installed without first removing existing roof coverings where any of the following conditions occur:
1. Where the existing roof or roof covering is water soaked or has deteriorated to the point that the existing roof or roof covering is not adequate as a base for additional roofing.
2. Where the existing roof covering is wood shake, slate, clay, cement or asbestos-cement tile.
3. Where the existing roof has two or more applications of any type of roof covering. (Read the chapter further for few exceptions.)
NYC Administrative Code, Title 27, Subchapter 5:
http://www.nyc.gov/html/dob/downloads/bldgs_code/bc27s5.pdf
I’d get a few more estimates if I were you. Even if you’re saying $1000. instead of $10., advice & pricing sound iffy to me.