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Old 03-26-2017, 07:24 PM   #1
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Condo Roofs: Silicone Coating or Tear-Out-Replace-With-EPDM


My Santa Fe NM Condominium has about 80,000 square feet of roof. The original roof was installed from 1994-1996 using a layer of the modified bitumen system. An "overlayment" of modified bitumen was added from 2007-2011. Now some buildings are having recurring leaks. Some have suggested applying a silicone roof system directly over the two layers of bitumen, at a cost of about $15 per square foot. Others have suggested tearing out the two layers of bitumen, for a full roof replacement, and installing EPDM roofing, for a total cost of about $10.50 per square foot.

Can anyone offer suggestions and insight on which path to take?
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Old 03-27-2017, 07:19 AM   #2
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Re: Condo Roofs: Silicone Coating or Tear-Out-Replace-With-EPDM


So tear off and re-do is cheaper than a coat over here?

No question I would do the EPDM in this comparison for less and be sure that it is specified as white in your climate.
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Old 03-30-2017, 12:15 PM   #3
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Re: Condo Roofs: Silicone Coating or Tear-Out-Replace-With-EPDM


I'm curious why the second layer is leaking after only 6-10 years?
In any case I gotta go with WoW. If a tear off and EPDM is cheaper than a silicone coating it seems like a no-brainer.
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Old 04-09-2017, 12:20 PM   #4
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Re: Condo Roofs: Silicone Coating or Tear-Out-Replace-With-EPDM


If you have alot of water saturation tear off may be necessary because remediating any areas of wet existing roofing assembly is required before application of a liquid applied system. You WILL need to perform an infra-red thermal scan or similiar scan to "see" beneath and into the roof to determine how much area is saturated. When I am bidding recovery or restoration I always include the cost of the thermal scan in my bid, and give a cost per square foot for remediation. IT IS A WARRANTY REQUIREMENT.

Knowing nothing about the roof or the logisitics 15 a foot seems kinda high. 10 a foot is about on par with what I might charge for the vision I am seeing in my head for a tear off - it's in the ball park. You, in my opinion, are going to get a better roof for less money if you tear off and start over - but again I haven't seen the specifications so am just guessing.

Epdm is fine, is it being installed adhered, attached, ballasted? How thick, 45, 60 or 90 mil? What warranty is being provided?

I hope the following articles help:

http://illinoisroofinspections.com/f...g-questions/98

http://illinoisroofinspections.com/u...ing-systems/84
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Old 05-16-2017, 12:52 PM   #5
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Re: Condo Roofs: Silicone Coating or Tear-Out-Replace-With-EPDM


Thank you, Windows on Wash, Craig and Grumpy. I think I was off in what the roofer will charge for the silicone. Your other comments are helpful. More in another thread, re roof maintenance.
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