Rolled roofing vs metal roofing
We have a fairly "flat roofed" house. We have lived here about 20 years and have replaced the rolled roofing twice. It it time again but we are wondering if we can/should replace it with metal roofing. We are wanting to sell the house in the next year and read that a house with rolled roofing may be hard to sell but that metal roofing does have better resale, and longer life, but of course I've heard it is quite a bit more pricey. If we do go with rolled roofing, which we have seal in the past with the Black Jack roof sealer, will the house pass an inspection if we place that sealer on top again? Thank you for any input.
The lower limit for an architectural metal roof is 3 inches of rise per foot of horizontal run. Generally speaking it is not an option for you. The term "Rolled Roofing is extremely vague, but in roofing lingo it generally refers to a 90 lb. per square (100 sq. ft.) granular surfaced roofing material made with blown (oxidized) asphalt. This material is not something that I would recommend for a low slope roof.
If by rolled roofing you mean a Modified Bitumen material, you must have slope to drain and you must install it in two plies. I always use a rubber based material (SBS) in two plies when I use Mod Bit.
There are other materials available to you, including EPDM synthetic rubber, EIP Ethylene Interpolymer, TPO Thermoplastic Olefin, and PVC. All of them have their pros and cons.
Last but definitely not least is a well designed 4 ply gravel surfaced built up roof, with type 4 fiberglass felts
You can also install a multi-ply Built up roof with a modified bitumen cap sheet.
The last two, with proper slope and drainage will last at least 20 years, and probably a lot more if well designed, and properly installed.
We have run double mechanical locked standing seam in 1:12 applications without any issues but don't get your average metal crew and expect it not to leak.
BUR is more proven over the lifespan of any option as jagans mentioned.
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