New first time home owner here, learning lessons the hard way and looking for some help. Apologies in advance for the novel - figure more details are better. I have more pics but need to black out my personal info before I post them, but one is posted below…
I hired someone I probably shouldn’t have to replace an old warn out asphalt roll roof with EPDM on a flat roof addition to my house. There was a bad ponding problem on the old roof and water was coming in behind the walls of my bedroom. The person I hired charged $3500 to do 7 squares. I knew that I was getting a really good price and so did not expect perfection, but I did expect long-term functionality and a generally correct installation based on our conversations.
After the install, I observed a lot of wrinkles, many going through the seams, and asked him if he could tell me more about it and if it was ok. He got really angry and defensive and told me I should pay for a roofing inspection which would show his work is 100% perfect. So I called his bluff and did that, and the inspection revealed a lot more things. They think I should replace it immediately. I got a second opinion, and they said the roof is fine and won’t leak. Both are major reputable companies in my area.
My overall question: Can I expect to get 5-10 years out of this installation as is? (see more details below)
My specific questions:
The ponding is even worse than before. It is a large area, water about 3 inches deep. But, at least for now, no water coming in. However, after the two rains we’ve had since it was installed, I did eventually go up and sweep the excess water into the gutters. Per our agreement he was supposed to replace the plywood underneath which was surely degraded, but he did not and insists that it was in good condition. Is this ponding, especially without the plywood being replaced, going to be an issue? Especially in the winter when it will be ice?
Are wrinkles just a cosmetic issue? What about wrinkles over the seams? People say the seams will fail earlier than they are supposed to because of the wrinkles - but is that like next month, next year, in a few years?
He used 045 instead of 060 EPDM… I hear that’s a problem too.
The company that recommended complete replacement insists that the contractor did not use the right kind of adhesive on the seams, only EPDM primer. I have read elsewhere that EPDM primer is sufficient on the seams.
Am I being fair? In addition to the roof job, I asked him to apply a silane siloxane water repellent to my chimney, he also said he thought the flashing should be replaced and quoted $800 to do both. Instead of the repellent I asked for, he put Thompsons WaterSeal for masonry on the chimney, which I refuse to pay for since I gave him a link to the specific product at Home Depot. So, the total price for all the work came to $4300. When I asked for all the details about what products he used and raised some questions, he was extremely aggressive and called me and yelled for about 20 minutes, insisting his work is perfect and that I am making things up. He initially refused to fix any of the mistakes and berated me over text message for days. As of yesterday he has come around and says he will fix things. Prior to that offer, I only paid him $2500; $500 for the chimney flashing, which is fine, and $100/hour for 20 hours of labor, because everyone deserves to be paid for work. I am trying to figure out if this thing will last and if so for how long; if I can expect to get 10 years out of it as is, I think I should pay him the full amount (less a few hundred for the wrong sealant on the chimney), if he comes back and tapes the seam he missed and replaces the plywood in that area. I am just feeling bad about not paying someone who gave me a good price and like I should have known some corners would be cut. I was originally just going to get my leak patched (again), but his price for the whole roof seemed worth it to avoid fixing leaks every year, even if it would not be a picture perfect install. On the other hand he did not say he would do it for this price but would do a shitty job; I never pushed him to lower his price.
Thanks for any feedback.