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Date Posted: Wed, Dec 04 2002, 9:50am
Author: jay manning
Subject: Price for 25X30 rubber flat roof-can sealant adhere w/ winter temperatures in New England?
My family room has a chronic leak--so since the rolled roofing is 12-15 years old, I want a rubber replacement. My favorite roofer gave me a $3000 estimate this past summer. He retired and moved away. Since then I've goten 2 estimates $7,600 (with fancy underlayment and $2,000(with stucko underlayment).
Here are my questions:
1. What is a fair price?
2. Will the adhesive work in cold temp-the pricey guy said 40 degrees the other guy said anything above freezing.
3.As it is already freezing in MA. and as the snow is on it's way-can I just clear the slight existing snow and put a tarp on till Spring? The roof is lower than the 2 adjacent roofs (office and main home).
Many thanks
JM
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Re: Price for 25X30 rubber flat roof-can sealant adhere w/ winter temperatures in New England? -- A Roofer, Mon, Dec 09 2002, 4:19pm
If you can wait till spring for this type of product to be installed I think that would be your best course of action.
$7600 sound high for this project and $3000 is quite a good deal. I think the fancy underlayment is the better way to go. It still is rather high at $7600. You might call him and if that company is not too busy they might come down considerably from that price. Whatever the cost, you want the one with the best workmanship warranty. Workmanship warranties have a lot to do with how good a job you will have done. Be very cautious of cheap deals and shortcuts that might be taken to lower costs for the contractor. Don't be afraid to openly discuss estimates between contractors to find out what they have to say about what they are offering you verses the other. Make sure these thing are in writing. Estimates that start at the bottom then increase in costs to have more done to match what is being offered by a higher bid usually lack in workmanship to begin with. Higher bids that go the whole nine yards then reduce costs for lowering the quality of their products usually have a better quality of workmanship to begin with because the quality of the finished job was more important for them then being the lowest bid.
Just some things to consider,
Tim Soth / A Roofer
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Re: Price for 25X30 rubber flat roof-can sealant adhere w/ winter temperatures in New England? -- Jay Manning, Mon, Dec 09 2002, 5:18pm
Many thanks for your very helpful advice. I really appreciate the time you took to give me such a useful and helpful response.
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One more question please -- A Roofer, Tue, Dec 10 2002, 4:38pm
I usually don't respond to e-mails sent to me from my forum but here is an e-mail sent to me from Jay and my response.
Subj: RE: One more question please
Date: 12/9/02
To: jm-dw@***.com
At Home Depot and other store chains of the like they carry a product called "snow coat" or a similar product. They are a lot like the rubber membrane that you are planning to install but they are more of a temporary fix. Clean your roof deck where you want to apply this stuff extremely well and coat it with a five gallon bucket of this stuff. They run between $50 to $100. Allow it time to set up and coat it two or three times. If you spend maybe $300 you might get enough to coat your whole roof twice. At my local roofing supplier I get "810 Standard Fibered Aluminum Roof Coating" that is a Gilsonite product manufactured by Henry. At their web site you'll find many other products that could help you with your situation. I have never seen this product at a store that sells to homeowners and it is marked on the can "for commercial use only" so I'm not sure if it is something a homeowner can purchase. It is a lot better product then that "snow coat" and performs better at an equivalent price. I've seen people spend $300 on this product with a good prep of the surface and get another five years out of a leaky flat roof. Either way spending this $50 is a better solution then tarping it off.
Hope this works for you,
Tim Soth / A Roofer
In a message dated 12/9/02 5:34:50 PM Pacific Standard Time, jm-dw@***.com writes:
Subj: One more question please
Date:12/9/02 5:34:50 PM Pacific Standard Time
From:jm-dw@***.com
To:Tim@RoofAdvice.net
File:winmail.dat (1864 bytes) DL Time (115200 bps): <1 minute
Received from Internet:
Tim You gave me great advice on roofadvice-- re: winter rubber roof//New
England winter.
Yes, I would like to wait till Spring to do the job. So, here's my
question:
THere is a leak on this roof that I can't find. Can I "tarp" the roof
successfully till warmer weather? The roof is the middle roof of 3 flat
roofs--essentially all connected--main home and a small home office that
are higher than the problem roof by about 18".
I was thinking of getting a tarp, and tacking a thin piece of molding at
front rear and the 2 sides---only fear I have is if there's a wind storm.
Any ideas?
Again Many thanks
JM
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Re: Price for 25X30 rubber flat roof-can sealant adhere w/ winter temperatures in New England? -- S. Morgan (smor), Sat, Jun 23 2007, 8:13pm
I faced the same dilemma. "Torch-down" is a much better and more economical solution. It is nothing new or exotic and most roofers know how to do it.
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