Replacing flat roof
Hi. The joys of home-ownership. On Friday, I paid an electrician $1,600 to put in a new circuit-breaker panel. Today, as I watched a new leak form on my living room ceiling, I decided that I was going to bite the bullet, refinance, and pay a professional roofer to repair the asphalt roof that I have been doing my own repairs on for the past year or so.
Here is the deal. I have a flat roof with a low-grade pitch. The roofing is asphalt. It is a 1,000 square foot. I live in upstate New York. I don't intend to live in this house for too much longer, maybe another two years.
Although I intend to sell the house within a couple years, I can't bring myself to do this as cheaply as possible, but I also don't wanna put the best roof money can buy on there either.
These are my questions: What material (or materials) fit my needs? Should I pay to have the existing roof torn off or just have one put on top of the old one? How much money should I expect to spend (so I don't cringe when I hear the number)?
If the decking is in sound structural condition, it is perfectly acceptable to go over the existing asphalt roof.
The Devil is in the details, though.
Proper flashing to wall tie-in areas and perimeter flashings and terminations are critical.
If it is a smooth surface hot asphalt mopped roof, then a modified bitumen single ply membrane would be the most cost efficient product to have installed.
Figure, comparitively speaking, pricing around Chicago should be similar, around $200.00 per square X 10 squares plus about 10% to 20% waste, depending on the layout and obstacles in the way, plus additional for any flashing details.
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