How do I know when to replace my roof?

We don’t want to wait until our tenants get leaked on. How do we know that a roofing pro is not just telling us we need a new roof? Ours was about 5+ years old (we were told) when we moved in 5 years ago. TIA.

workisfun

in General Discussion 6 years and 1 month ago

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deanbh | 6 years and 1 month ago

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Michael Sheehan
C.C. Construction
917.626.1254
m.g.sheehan@gmail.com

We had quotes from Premier and one other company i cant remember, they were both fine quotes and have good recommendations here on the site from a ton of people but Michael was the only one with experience installing the ISO Boards (it was back in 2013’ish’) that I found him here on Brownstoner (the other job he did I went to see was down near Columbia Street but it was posted on the old Brownstoner software so wont be able to find who that was) but like i said highly recommend going with the iso board insulation, even though we have pink batts since 2008 “between” the beams on the inside the isoboard made such a difference once it was installed on the outside.

workisfun | 6 years and 1 month ago

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@deanbh – who was your roofer?
Thanks everyone for your replies.

deanbh | 6 years and 1 month ago

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If you are going to replace your flat roof, make sure you have them add a 4″ external insulation layer We had this done a few years ago and amazing how much difference it made here on the 4th floor.

Took us a bit to find a contractor who knew what they were doing……most just wanted to lay the same material over the existing, but the guy we ended up with showed me how it was being done on another job and glad we went with it.

BKALLDAY | 6 years and 1 month ago

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Never go by the “I was told” excuse. If it was as little as 5 years ago they should provide written evidence of who did the roof and to see if the warranty is transferrable to the new owner. If not then get it inspected yourself. To prevent future headaches it may help to know if the 5 year repair is just another layer on top of many or if they stripped the old roof down to the plywood. Repaired any problems in the plywood. Eliminated any animals or rodents that may be living behind or beneath the facade, make sure your drains and pitch are healthy and that the roof was laid right and all the way to the front back and sides. If you have chimneys the roofing should wrap up and around it and the bricks to the chimney stacks waterproofed. Don’t let ANY tenant put any SAT dishes on the roof and make it part of your lease that the roof is off limits. Any leaks that occur the tenant may be responsible for the cost. Ahhhh. Being a landlord. What fun.

eliasbstuy | 6 years and 1 month ago

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If it is Rubber roof then you might not have to do anything unless you have regular roof.

yudashasom | 6 years and 1 month ago

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Agree with GT –

Flash and silver coat every few years as necessary, and inspect regularly.

Even a roof with a leak, doesn’t mean the roof needs to be replaced.

wvdynkdjzgvsnjch | 6 years and 1 month ago

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Hi Workisfun, If you don’t see any leaks, cracking, crumbling and holes on the roof then all is fine here . you did not need a roof to replace or repair.
If you can see any cracking, hole on the roof or give want a better new modern look on your hose by roof repair then you need contact construction company.
One more thing before any construction company hires also read reviews on Yelp. https://www.yelp.com/biz/rh-construction-usa-brooklyn

GreenThinker | 6 years and 1 month ago

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A properly maintained roof should easily last 20+ years. If you don’t see any cracking, crumbing, holes, or leaks underneath the roof in the crawl space attic. Also, if your roof doesn’t already have so, a white elastomeric coating provides a protective layer.