Reroofing questions/opinions etc

I have a southwest style house w/ flat roof, about 2500 sq ft. With all the parafats, etc I had a contractor estimate the coverage for the job to be around 3000.

For a full tear-off and reroof with a 4 ply built up I got a price of around 8k. (I'll round it out for sake of posting). This is with a 5 year on workmanship.

Without a tear-off, it's around 5k with a 3year on workmanship and is a "solid mop layer of fiberglass capsheet". The penetrations etc. will be resealed with "plastic cement". The quoted words are from the proposal.

Looking at the felts (which is all that's up there) I think I would feel more "secure" with a tear-off. They're in pretty bad shape with lots of patching here and there. A patio area that was later enclosed needs some serious attention where that roof area meets the main structure (leaks down the patio side walls) But my questions are about the pricing and style of work.

I understand that pricing is different from area to area and there will be more estimates/proposals made before any committment, but can anyone offer opinions about the stated pricing and roofing techniques?

I'm still a bit in the dark about these flat roofs even after searches and general book reading. As far as pricing - I have no idea what the general ballpark figures would be.

What other kind of questions should I be asking these guys other than liability and insurance type stuff or general clean-up/haul off? Those I know to inquire about but only in a general way.


Thanks for any direction to push me in.

 

I ran the figures and the $8000 price is pretty much right on the money. I figured it two different ways, and the first was $8600, and the other was $7650. Just different methods of doing the same job. I would do a complete tear off. Just my thoughts. Good Luck

 

Thanks. The tear-off was actually 7750.

I was leaning to the tear-off due to the condition of the felts (a pic I posted here a while back was met with "don't look too good!") and other things related that make starting from square one sound like a good idea. They just look sloppy and very weather-compromised.

Does a 5 year guarantee on workmanship sound right?

And are there any questions I should be asking before hand? About the work, materials, etc?

I was told they tear and haul off the debris, full clean-up, liability, insured but didn't know anything else to ask!

 

Yes, a 5 year warrenty is very good. I only give a 4 year. It seems like you have all your bases covered. Those types of roofs are not fun to do. Good Luck

 

Great - thanks for giving me a better basis to work with.

 

I'm going with the proposal that I started the thread over (thanks for input) but have another question for you, if you don't mind -

This roofer, who gives the 5 year on workmanship, also offers a 10 year plan where he inspects the roof once a year and performs any needed repair/maintanence. The cost of that is $1,000 ($100 per year).

Does this sound like something that would be reasonable for me?

The fact that in 8 or 9 years from now the roofer (local business for almost 20 years) would be climbing the ladder and keeping my flat roof in order - not me - sounds inviting to this 53 year old and it IS a flat roof...

I also need to ask him if it's transferable if I sell (not planning on it).

Any thoughts about this?

 

I personally think that I would stay clear of that program. It sounds like a job security deal to me. First of all, I would not want anyone walking on my roof every year. Thats a good way to get a roof problem. A 3/12 pitch is not a flat roof. Yes, it is flatter then a 4/12 but it is a very common roof. If the roof is done correctly to start with it should not need any work done to it for many years. And, if he does find a problem in year 3, then you will still have to pay him to fix it. So in short, you are paying him $100 a year (once a year) to climb up a ladder, walk around your roof, and then pay him if he finds anything wrong. So now it is up to you. I will get off my step ladder. Have a good day.

 

You make some good points. I have to be up there twice a year anyway - swamp cooler with insertable damper.

I think he said that the 1000 covered the cost of any repair/upkeep over the ten years but, like you said, it sounded like a job security feature.