Another Roofing Question (big job or just patch?)

We are first time homeowners and just moved into a townhouse. The existing main roof seems to have a few issues (most noted in the inspection): some areas where the layers of roof material seem to pull up at the seams; places where the flashing alongside the walls has pulled away; a prior repair where roof material was nailed down and a few low spots where water can pool. I do not believe there are any current leaks, though the plaster in the top floor ceiling indicates that there were at some point. I have had two roofers come in to take a look. First one noted all of the items above and also that there were masonry issues with the walls and proposes a big job to repair: cut out existing flashings, repoint masonry, install a new layer of roof and new flashings. They offer a 10 year guarantee. Second one said he thought the roof material was still servicable and noted there was no cracking and recommended just adding flashing cement to cover gaps where it has pulled up a bit and adding flashing cement to the flashings at the walls. This comes with a 1 year guarantee. I think he was of the “fix it when it leaks” school. Not surprisingly the first proposal would cost about 10x the second proposal. What do folks think? I read that roofers often push the bigger job but we’re just moving in and have spent a bunch of money on plastering and painting and leaks would be a big problem. Thanks

ny2013

in Roofers 11 years and 8 months ago

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slicknik | 9 years and 7 months ago

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Hi, Hope you found the right roofing company. It is really difficult to select a company when the choices are too many. When I selected a commercial roofing contractor for my garage, I went through a lot of reviews and suggestions. I recently read this blog. [http://www.empireroofingcorporation.com/tips-on-choosing-the-right-roofing-company/](http://www.empireroofingcorporation.com/tips-on-choosing-the-right-roofing-company/) This is really helpful for anyone to select the right company. Most of the time people end up selecting the person who offers least cost. But you should always look at the quality also.

kidbklyn | 11 years and 8 months ago

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You can more than two layers on a flat roof. However, on a peaked roof you can have only two. The reason is way the weight is distributed on the two different types of roofs.

ventilated | 11 years and 8 months ago

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“As to multilayer roofs needing tear-offs, they usually don’t…” This couldn’t be more wrong. You’ve already noted serious defects in your existing roof, and those are the ones you can see, not the ones already hidden. If your roof is already covered by two layers, you’re required by NYC law to do a tear-off. Whether you want to comply, is up to you. A layover will just cover the existing defects–seen and unseen, as well as add the weight of a new layer to a substructure that was not built to handle that weight. Do you find air bubbles and squishy spots when you walk on the roof? Then water is collecting UNDER the existing top layer, and penetrating to who knows where, the sublayer, the cockloft, the ceilings and walls of the rooms below. Get opinions and estimates from additional roofers.

brokelin | 11 years and 8 months ago

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Talk to a couple more roofers…I always learned a lot when talking to different contractors about the same problem. Then, go with your gut…there isn’t a right answer, it is just about how much you want to do and spend now. You are lucky that you have no leaks, so you really don’t have to do anything. If you want to be proactive, have the repair guy repair your flashings for now. Masonry does need to be repointed at some point, so if other contractors tell you the same thing about that, and you want to do that larger job now, do it. Otherwise, you can out it off for a year or two or more, knowing you will likely need to do it at some point in the not too distant future. If you are the kind of person who would just rather get it done now, then do it now. As to multilayer roofs needing tear-offs, they usually don’t…they function well with multiple layers of roof for a log time. A tear off is, I think, a job for when nothing else works, or when you have structural damage beneath it, or are doing a gut-level renovation or repair, not to fix a leaky roof, which you don’t even have!

ventilated | 11 years and 8 months ago

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I agree with Bob’s recommendation that you get additional estimates. My guess is that you’ve got MANY layers under the existing top surface, and the puddling areas indicate past water infiltration. I think you’re looking at a big job–a complete tear-off and replacement. Either guarantee most likely relates to materials, nothing more.

manhatta | 11 years and 8 months ago

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If you are looking to do a comprehensive roof membrane replacement, I highly recommend http://kemper-system.com/US/eng/benefits/building-owners/ They offer excellent warranties and can direct you towards qualified installers in the area. Best of Luck, Richard http://www.manhatta.net

BobMarvin | 11 years and 8 months ago

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Consult a third roofer; perhaps even a fourth. FWIW I use Tribeca Contracting [a small, family-run company]and don’t think they’d over-sell a job. They’ve done repairs for me similar to the second, lesser, type you wrote about. I’ll have them replace my roof when absolutely necessary, but I’ve been impressed with their not trying to pressure me into not doing that prematurely.

dylan621 | 11 years and 8 months ago

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I’ve never heard of a roofer offer a guarantee of any length of time for a repair job and I’ve met with a lot of different roofers over the last couple of years regarding our roof. That sounds like a good deal so long as you have spoken to references to confirm that the roofer will actually honor the guarantee rather than blow you off. Might as well put off a new roof if you can.