Originally Posted by mikeb33
I am looking at a house for sale that has a flat top roof. I don't know anything about these types so that is my biggest hesitation for this purchase. I haven't been up there yet so I don't know what it looks like or where the water goes or anything like that. I can't even tell if this kind of house has an attic? It looks like if it did, it wouldn't be large enough to even move around.
Can you tell anything by these pictures? Is the roof even with the top of the shingle line or is it recessed a couple feet or what.
I will have the hosue inspected before buying, but should I have a roofer look at it too? Anything else I should look at for these types of roofs?
My name is Monty Gee. I have 40Years in the flat roof arena. My guess is you have 1 of 3 types of roof membrane on your flat roof;
1-Originally, I'd bet the roof is a mopped on tar roof with gravel. Then, I'm going to say there's been someone come in & take off the embedded in tar "stuck" gravel down to the felt membrane. They probably then mopped on another 2 or 3 plies of felt over that. Then, as a top coat, it could be either black, due to the final "surface" mop on coat. Or aluminized coating.
This type of roofis strong, easy to sell because,like a metal roof, most people think it'sover & handled for good. But what they dont "technically" see is the falure areas. These areas are usually caused by inadequate installation techniques. For example, you have around the perimeter of this roof a galvanized flashing. I'd say probaby 90% of Today's roofers dont introduce an asphalt primer to galvanized before attempting to "create" a marriage of a petroleum based product to metal where the roof terminates.
The 2nd thing on the flashing details are the metal joints along the edges. The metals are 10' length.But when close arttention is not paid to the proper fastening of these metals, then a freeze & heat extreme episode takes place-The joints of the metal will open up when the metals pull individually away from each piece. "Dont forget this counterpart is designed & installed to be in continuous form" for the roofmembrane to tie in to. But, when the joints leak, this will allow infiltration of the elements.Many times this is a non reported "seepage" type of loss area that's a big overlook. But, the true loss comes when the nailer board this metal is attached to be comes rotted.
I remember going to Hurricane Celia in Corpus Christi in 1970. I've been to a few more since then, and of all the roofson the ground, Ialwayssee the same thing-Loss observed had rust on bottomof edge metals. This is from the detail I'm pointing out. Another thing is when the past roofer does'nt primethe whaole top of his metal, the roof willseparate from the edges. You sometimes have to microscopically look to see it, or pick up on it. If it gives, then there's your ticket.
kEEP IN MIND THE 10' METAL JOINTS MAY LOOK ROOFED & SEALED ON THE FLAT ROOF SIDE, BUT SOMEWHERE IYT HAS TO TURN UPTHE WALL. THIS IS WHERE YOU'LL HAVE A LEAK THATS ANOTHER SEEPAGE TYPE & NON REPORTED.
AS FAR AS OPTIONSON REPAIR OR REPLACEMENTS, I GO OVER THESE RUBBER ROOFS ALL THE TIOME WITH WHAT I USE. RUBBER ROOFS ARE BAD ABOUT SEPARATING AT THE LAPS. ALSO, WHEN YOU HAVE MOISTURE IN YOURROOF NOW, THEN WHEN ONE ENCAPSULATES IT WITH A NON BREATHABLE SYSTEM, THE TRAPPED MOISTURE WANTS TO ESCAPE. THATS WHYT YOU SEE SO MANY BLISTERS ON SOME OF TODAYS ROOFS. ANYONE CAN CALCULATE A ROOF INSTALLATION FEE BASED OM TIME, TRIP & MATERIALS & PROFIT & OVERHEAD. THAT'S THE NEW SCHOOL BOYS THATS OUT THERE NOW, BUT IN THE OLD SCHOOL, WE FIGURE ON WHAT WILL WORK ON A TECHNICAL BASIS. THE PRODUCT I REALLY HAVE ALOT OF DYNAMIC RESULTS IN IS A BENTONITE CLAY EMULSION.
THIS WILL RETROFIT OR PIGGYBACK OVER WHAT YOU HAVE. ALSO, IT'S A TAXFRIENDLY TTPE OF RESTORATION OPTION. IN OTHER WORDS, WHEN YOU TEAR DOWN TO DECK & REPLACE NEW, THAT'S A TAXABLE SCOPE. TO RETROFIT,OR REMODEL WITH A MAINTENANCE SYSTEM IS TAX FRIENDLY UPGRADE. AS FAR AS A TOPCOAT TO PRESERVE SYSTEM, ID SUGGEST YOU USE A CERAMIC BASE COATING. THIS IS NOT SOLD AT HOME DEPOT.
GOOD LUCK TO YOU ON YOUR PURCHASE. I HOPE THIS HELPS.
MONTY GEE / 682-465-0023