I am the new owner of a SF home with a 1200 sq. ft. flat roof that is currently tar and gravel. The roof on it now was done in 1992 and is at the end of its life. The roof has a good slope on it and I don’t have leaks as far as I know but it hasn’t rained much since i’ve lived here. I’ve been up there and saw the tar underneath the gravel in a hardened state and in some locations there is some fiber material peeking through. Its time for a new roof. We plan on keeping this house “forever”, either living in it or renting it when we grow out of it.
I got 3 bids to do this roof, each contractor came either highly recommended or has high reviews. Each contractor has slightly different preferred method of solving the problem. I’m completely stuck on who to pick.
Contractor one proposes:
1st layer #80 APP base fiberglass
2nd layer #180 APP finish granular using a torch-down method
4 year warranty
total cost $6500
Contractor two proposes:
1st layer certainteed flitlastic Self-Adhering but mechanically fastened base
2nd layer flintlastic Self-adhering Cap
5 year warranty
total cost $9000
Contractor three proposes:
Built-up-roof, 4 layers total: Fontana G-40 Base, 2 layers Certainteed Ply sheet and a Certainteed Cap
25 year warranty if 2 maintenance visits are agreed to and paid for (estimated at $600/ea. every 10 years, i.e. visit 1 at 10 years, $600, visit 2 at 20 years, $600) Warranty is also transferrable to a new owner.
total cost: $16850
Is this an easy decision, if so who to pick and why?
I’ve been analyzing the lifecycle costs of each of these proposals but I don’t think that I have realistic numbers. I am estimating that the first two roofs will need to be torn down and replaced at 15 years and the third roof will need to be torn down and replaced at 25 years. My lifecycle costs point to the same price relationship between the 3 contractors as the opening bids. Are my assumptions reasonable? Its is reasonable to analyze roof lifecycle costs over 30 years?
I’m not thrilled about the torch down method due to fire risk. I’m both enticed and wary of self-adhesive roof plies. And I feel like I’m overpaying for the 3rd, OR will get a great deal until he goes out of business.
(I couldn’t paste in links to images of my roof to my first message, sorry)