Flat Roof Question

[BogieBob]

We have received two quotes for our roof.

Our roof is partial pitched-roof and partial flat-roof.

On the flat roof we have received two different quotes:

1. One layer of mineralized roof w/mfg warranty of 12 years or
2. One layer of smooth roof and one layer of mineralized roof with a guaranty of 20-24 years.

What do you all think of these two quotes - the pitch portion will be covered with a 30-year laminate shingle.

Mary

[shinstr]

Mary,
If it was my house, I would go with the two-ply option, and "mineralized" requires clarification, that is to vague a term. It will leave you open to getting 90# rolled roofing installed.
Require an SBS (adhesive applied) or APP (torch applied), Modified Bitumen membrane with a Mineral surfaced cap sheet.

Don't expect a 20 year warranty on a residential application though. That's mainly reserved for commercial applications. The best you can hope for is to get a "20 year like system" and a few years from the contractor for workmanship.

[BogieBob]

The two-ply quote reads like this:

Recover with 2 layers torchdown:
(1) 4mm smooth black
(1) 4.5 mm granulated black

Both quotes give me 10 yr. guarantee on 'workmanship'

Also; there is a $2000 difference between the two quotes; would the two-ply method justify the difference?

Thank you for your assistance,

Mary

[Tyger52]

I have a small leak on my patio room roof, it is almost a flat roof. It is about 20' X 15' in size and the materials to put on a sheet of rubber "EPDM" are going to cost me less than $400 but I will do the labor. Over the last few years rubber roofs are becoming a diy project. You may want to do a search on rubber roofs or EPDM roofing and do some homework, depending on the size of your project.

[shinstr]

Mary,

Good, those are proper #'s for a torch grade APP Modified.
And yes, the material is expensive..that would justify the up-charge.

Just remember...a warranty is useless if the company is not in buisness in 8 years when you have a problem.