DIY Home Improvement Forum banner
1 - 9 of 9 Posts

·
Registered
Joined
·
3 Posts
Discussion Starter · #1 ·
My mom has a 1900 sq ft half flat and half low pitch roof. The house is an open ceiling design with no attic space. There are leaks at the pitch where there is a narrow band of ponding because the boards creating the pitch do not fit tightly. I still have 2 years on that manufacturer's warranty but I believe this problem is workmanship and the manufacturer was bought out by GAF. The roofer for this part of the house is not helpful. There are leaks into the flat roof area for 2 reasons: (1) the flat roof was reroofed with an R-15 Astro Foil Insulation System, which the roofer who installed this roof believes created a condensation problem. He added 4 vents but the roof still leaks. It also leaked at the seam between the old roof and new roof the first year this roof was installed and it has also leaked at the skylight, which was replaced, but each time they came bk to fix a leak they created another. It leaks every year, but minor due to our drought in Sacramento, California for the last 5 years. This roofer has let me know my statute of limitations is up and he is no longer responsible.

We have a bid for a tar mop roof ($9085), with 4" ISO insulation ($4940) and ventilation with O.S.B. board ($3480) for $17,505 plus $60/man hr & materials for dry rot work.

Having had leaks and possibly condensation problems, I am worried about the insulation and venting. I asked the roofer to include insulation and then I told him I was concerned about venting and he added the venting. He said he prefers including the venting.

I have a bid for IB 60mil PVC single-ply membrane for ($26,037), including 2" poly ISO insulation (pitch roof) and rigid insulation (flat roof) mechanically attached with screws (screws/plates for flat roof). Carport receive 3/8" cover board. IB clad metal installed at all eve areas at all gable areas. All flashings IB manufactured. Provide permit and 10 year workmanship warranty. Dry rot work $60/man hr plus materials.

Having tried to help my mom for all these years, I feel so burned by roofers that I don't want more trouble, but are these competitive bids? I have several other bids but the roofing estimators didn't seem credible or there reviews were not as good. Our local utility company says they have had reports of several problems with PVC developing mold and encourage me to use TPO, which would be cheaper but perhaps not as durable as PVC. I know the roof is only as good as the roofer. These two seem like they know what they are talking about, reviews are ok, and I will ask for references for their last 3 re-roofs. Any advice? Thank you
 

·
Registered
Joined
·
1,991 Posts
If you mom is 89 years old.I might be inclined to go with the cheapest system PROPERLY INSTALLED depending on a few variables.

A couple rhetorical questions for you to ponder...no answers needed here.
How much equity is in the house?
What happens to the house when your mom dies?

If the house will be sold after your mom passes then I would more go with a less expensive product. If you or a loved one will move in then maybe more expensive makes sense.

I don't mean to sound morbid but at 89 your mom probably won't live another 10 years.
 

·
Registered
Joined
·
3 Posts
Discussion Starter · #4 ·
The venting basically negates the insulation and certainly the necessity for 4" of ISO at a minimum. You usually run one of the other and not both.
So the vents eliminate the value of my insulation? And, do you think 2" would be adequate instead of 4" insulation? I asked the roofer about whether venting was necessary because previously on the flat roof the insulation was added and the roofer who did it could not stop the leaks and concluded it was condensation (I'm not sure about his diagnosis).
 

·
Registered
Joined
·
3 Posts
Discussion Starter · #5 ·
if you mom is 89 years old.i might be inclined to go with the cheapest system properly installed depending on a few variables.

A couple rhetorical questions for you to ponder...no answers needed here.
How much equity is in the house?
What happens to the house when your mom dies?

If the house will be sold after your mom passes then i would more go with a less expensive product. If you or a loved one will move in then maybe more expensive makes sense.

I don't mean to sound morbid but at 89 your mom probably won't live another 10 years.
i may want to purchase the home.
 

·
Registered
Joined
·
1,896 Posts
Never take legal advise from a roofer, especially the roofer you are having problems with. I would take your contract into a lawyer and have them tell you when the warranty is up.
I found some monkey business on a relatives roof from 25 years ago. They fixed their mistakes for free. I was nice about it and they know who I am and did not need any trouble.
 

·
Registered
Joined
·
1,395 Posts
Rough warranties are customarily cover only the materials not the labor. And they are prorated . So if the material fails at 18 years and it's a 20 year warranty shingle, the manufacturer will pay you 10% of the cost of replacement shingles. The other 80% and the labor are your responsibility
 

·
Banned
Joined
·
30,023 Posts
So the vents eliminate the value of my insulation? And, do you think 2" would be adequate instead of 4" insulation? I asked the roofer about whether venting was necessary because previously on the flat roof the insulation was added and the roofer who did it could not stop the leaks and concluded it was condensation (I'm not sure about his diagnosis).
Venting would certainly lessen the necessity of insulation. At that point, if properly vented, the insulation is just a recovery/leveling board.

If the roof failed from condensation, that is one thing.

If the idea is that you vent to allow the roof to dry out from a leak, that roofer needs to find a new career.
 

·
Registered
Joined
·
1,991 Posts
So if the material fails at 18 years and it's a 20 year warranty shingle, the manufacturer will pay you 10% of the cost of replacement shingles. The other 80% and the labor are your responsibility
When I was last active some manufacturers were going from cutting checks to handing out vouchers for the shingles. So essentially forcing you to buy their product at a 10% discount......buy 9 get one free.
 
1 - 9 of 9 Posts
Top