Hi there and welcome to Klein Developments Blog on Flat Roof Replacement. Lets look at this project with a special point of view.
First, please lets look at the most common question, which is is my flat roof leaking and how do I know? Our answer to this is often time we do not know that our flat roofs are leaking. The reason for this is that there are typically so many layer applied to a flat roof that the leaks may take some time to show us visibly the evidence of a leak. Because of the layers that have been applied over the years (as much as 8 layers in 80 years on most flat roofs in our area) we cannot identify where the leaks are coming from and also which part of our home that they may be leaking into. In our profession, we find that most of these flat roofs with multiple layers of roofing actually leak into your exterior walls (brick). When moisture enters the brick walls it takes time for you , the home owner to see, but after you notice it is too late for the fact that once moisture is in the brick wall it will use capillary action to spread through the mortars and brick. Capillary action of this spread of moisture could take up to five years before you will notice, but once it has happened your wall are already deteriorating. With this we suggest you contact a qualified contractor to inspect your roof at least every five years.
Secondly, lets look at how many layers of roofing that you may have on your flat roof. For replacement of that flat roof , by code and insurance company standards, you may not have any more than 2 layers. The reason why the code and insurance company want this is that more than two layers on your roof are causing too much of a dead weight load ( in other words too much weight sitting on the framing structure of the home.
So now lets look at your flat roof, how many layers are there, what indication shows that it needs replaced, and if by the standards, how much will it cost for replacement. For replacement costs, the tearing off of the old is quite laborious (if you can imagine cutting off as many layers as 8), then you have to figure out if the decking holding up the 8 layers is deteriorated (which will be an unforeseen cost) and then which type of material that you may wish to re-install on your roof.
The next part is which material would you like. We have several different options. Maybe a metal roof with a special insulation underneath to conserve energy in you home, maybe a rubber room (EDPM) with the insulation also, or maybe a bitumen (torchdown--not a mop) to secure your new roof.
These are all things to consider when you wish for repair or replacement of your flat roof. We hope this is helpful and please contact your BBB rate contractor for proper estimates and guidance that will help you have the best job performed with the best prices.
