I have a property with a flat roof, the entire building is on a flat roof, I think between the ceiling and the roof deck is only about 4" of space for insulation, conduits and wiring. The roof deck is plywood with paper and some modified rubbery membrane over it. Last reroof from permit records is in 2001, 13 years ago. There are two minor leaks in the ceiling, very slow, intermittent drips though two small holes that are about 20 feet apart. These are previous drilled holes in the ceiling, so water drips there because the holes are there, not because the leak is above that, correct? It could be leaking anywhere and just pooled the water above the ceiling and it drips down on those holes is what I am thinking. When I bought the property the roof has been in neglect, there has been so much leaves fallen over the roof, sat there and rotted, soaking up water, and turned into this layer of wet mushy debris we had to use a push broom and a rake to push that stuff off the roof, which resulted in a pile of this stuff enough to fill six wheel barrow full, just to be able to hose it off and see the roof. Furthermore, there are some fasicia that basically rotted and broken off. Can't even put on new fascia, as the wood beams that are in the overhang areas on one side are in a similarly rotted state, so literally there is no solid wood to mount the new fascia on to. Here are some pictures of the fascia. Looks pretty bad. [IMG]http://i173.photobucket.com/albums/w67/143house/Coontie3/fascia1_zps45cba609.jpg[/IMG] [IMG]http://i173.photobucket.com/albums/w67/143house/Coontie3/fascia2_zps8939cae8.jpg[/IMG] [IMG]http://i173.photobucket.com/albums/w67/143house/Coontie3/fascia3_zps31215fbe.jpg[/IMG] [IMG]http://i173.photobucket.com/albums/w67/143house/Coontie3/fascia4_zps175bf4ce.jpg[/IMG] I asked three roofing contractors to come and provide their assessment. Like I said the last roof was put on in 2001, and there are two leaks below, and the edges of the wood beams are rotted with bad fascia. The entire roof is about 2000 SF. The first roofer is Bob. Bob saw the leaks on the inside, and then walked on the roof. He walked around and said you have two options. Repair the leaks or a complete reroof. To repair, he said I need to remove a section of the roof about 5' wide, 18' long along one side of the building, tear off the membrane, and expose the wood deck. From the wood deck they can see where the leaks occur. If the plywood roof deck is rotted they have to pull that up, and if the wood beams below are rotted they need to sister in new wood about 4-6 feet in length in that section, as needed, install new plywood, then cover with new paper and roof membrane. That will get rid of the leaks. Cost is $1500. Or, I can do a reroof. A new roof would involve them tearing off the entire roofing membrane, replace all rotted plywood, and where they removed rotted plywood, they will sister in new wood beams 4-6 feet in lengths as needed, and a brand new roofing layer, with a 1 year warranty on leaks, and that will be $12000. However, his bid does not include fixing ALL the rooted wood beams on the overhang where the fascia are broken off. He will only repair the wood beams that are under rotted plywood because new plywood need to be mounted. If the old plywood is good, they will not open it up, and therefore they will not bother with repairing the wood beams at all. In other words, I will have a new roof for $12000, and in some spots I will have new sistered beams, in other areas there will be old rotted beams and broken fascia. The second roofer is Kevin. Kevin said it seems the roof still has two years left, and he said to not worry about the fascia, and just leave it until I have to do a complete reroof and deal with it. Kevin said to not worry about opening the existing roof membrane at all and the correct way to fix the leak is to apply a top coat of what he calls "GACO" over the entire roof, his quote for that is $2800. The third roofer is Chris. Chris walked on the roof and suggested that I do a complete reroof and not waste money on a repair. Chris said to throw another $2000 into this and having to do a reroof soon is a waste of money. His plan is to remove the roofing membrane, expose all the plywood decks, remove all the rotted and damaged plywood, and sister in the new beams underneath where the beams are rotted. If I want them to repair and sister ALL the rotted beams underneath the wood deck, he said an estimate cannot be provided at this time. They would have to open up all the wood deck to even give me a number for that. Chris said just by walking around and feeling it with his feet, that he feels the middle section of the roof is a bit "springey", which to him means I have rotted beams in the middle, not just the edges where the fasica are falling apart. So Chris's estimate is AT LEAST $25000 to repair "SOME" of the wood beams, if there are more as they open up the roof, the cost will increase. Chris said if another roofer were to provide me with a fixed estimate to fix all of the rotted beams without knowing how much rot there is, he is 100% sure, that I will face an surprise upcharge in the middle of the job. OK, total different approaches, any idea where I should go from here? Get a forth estimate? :confused:

I have an area in front of a side door to my garage that pools water. At some point the owners before me added a raised section of concrete to prevent the water from coming into the garage, but unfortunately it doesn't do jack. I woke up to a bunch of water in my garage coming in through the door from the rain so I cut a pool noodle in half and stuck it under the door as a temporary fix. The bricks aren't permanent. You can't tell from the photos, but to the left is a few feet of extra concrete that is relatively flat, then the grading goes down as part of the driveway. How do I fix this so that I don't get water in my garage anymore?