Roof advice

I have two questions about the old flat roof of my townhouse in Crown Heights.

1) The skylights are the old-school ones that look like little tin houses with glass panels. They appear to be in good condition, but I can tell they let in a lot of air. Even some rain when it’s really coming down! Are these meant to be airtight?

2) The roof has some squishy parts near the edges. When you step on them, you can tell they are soggy. There’s no water leaking into the house from what I can tell. Can this be remediated without replacing the whole roof?

OK a third question — any recommendations for a contractor who could make fixes to the roof without replacing the whole thing?

I had a new layer of bitumen roofing put on in 2013 by a GC and have not had any leaks since — am I due for a new one now?

xchx

in General Discussion 1 year and 4 months ago

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RobertGMarvin

in General Discussion 1 year and 4 months ago

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Ah aches—my skylights are connected to the cockloft, although they may vent the interior a bit through small gaps in the leaded glass panels.

justinromeu26 | 1 year and 4 months ago

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you don’t make attractive trim. You go to dykes and buy a piece of solid crown that will protrude like 1.5″.

xchx | 1 year and 4 months ago

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The skylights aren’t connected to the cockloft, which I think has its own vent. They are venting my living space! Plexiglass is a nice idea if I could make an attractive trim piece for it.

RobertGMarvin

in General Discussion 1 year and 4 months ago

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Isn’t SOME venting of the cockloft necessary? My skylight housings are vented and when I had cellulose insulation blown into the cockloft tow additional mushroom vents were installed to prevent condensation.

justinromeu26 | 1 year and 4 months ago

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i leave my plexiglass in 24/7/365. Been there since 2007. Took it out one year ago to clean it.

JohnHancock | 1 year and 4 months ago

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I did what Steve said as well, when the winter is over I slide the plexiglass out and store it for later.

justinromeu26 | 1 year and 4 months ago

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mine is vented. i put trim in the skylight well and set a piece of plexiglass over it. it slows the air and catches some rain from storms (the kind of drops cate talks about) and some dust and the occasional leaves from trees. if you decide to schedule that visit with me, i can talk to some of this-

xchx | 1 year and 4 months ago

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I think our skylights are vented. Which basically means they are letting in tons of cold air in the winter! It’s not uncomfortable but is probably pretty inefficient for our heating bill. Would there be any harm in replacing them with modern sealed ones?

justinromeu26 | 1 year and 4 months ago

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our skylight is vented. it will allow a few drops of water in when it rains (and is windy).

there is a difference between a “squishy” roof and a blister. OP has contacted me and if i hear back, i am going to climb onto his roof and tell him what is what. note that blisters can be air or water-filled.

if these roofs are painted, they will last longer than the amount of time the manufacturer states. Not all roof membranes can be painted.

hkapstein | 1 year and 4 months ago

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I believe vented skylights were once required by the MDL, and perhaps still technically are, an architect may correct me. This may be what you have. A squishy roof is usually the result of too many layers being added. If it doesn’t leak, it’s probably okay. A layer should last at least 10 years, probably 20, maybe longer. But if the roof is squishy, you shouldn’t add another layer at that point.

cate | 1 year and 4 months ago

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Skylights will sometimes let in a drop or two of water in severe storms. This is nothing to worry about. If it’s more than a drop or two, there is a problem. (We have a big problem with one of ours — seems to be related to the fact that the vent pipe for the main stack is going through the skylight roof. I mention this in case you have the same setup.) Squishy parts near the edges: It’s possible you have the wrong type of gutter (one for a peaked roof rather than a flat roof) or there is something else wrong with the gutter, and it is letting in water at the edge of the roof. Any honest and experienced roofer should be able to tell you. Yes you should be able to find people who will repair rather than replace the roof. Re time to replace, how long is your warranty? I would think a roof layer would last 20 years, not only 10. An honest and experienced roofer should be able to look at your roof and tell if or when it needs replacement. (Such as by looking at the wear.) Good luck.

justinromeu26 | 1 year and 4 months ago

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Op, i saw your query under another post. I cannot answer these questions here just now, as i am with company, but might get to them tomorrow or you can call me mid day tomorrow. I don’t mind answering questions and if you wish, we can move to an inspection. Btw, if you take care of these membranes they can last a long time, in excess of 20 years. Even 40 years. They are made to be maintained but you have to inspect them 2 times a year. I can teach you.

Some of what you ask needs an experienced person to walk on the roof.

Steve
Brownstonehomeinspection.com