When is it time to replace a flat roof and what do you recommend? Original roof (approx 25 yrs) tar & gravel, over the top of...
Original roof (approx 25 yrs) tar & gravel, over the top of i.e. a modified smooth roof which is 20 years old. Roof be resurfaced 3 years ago (redo seams, etc). There is ponding within water within numerous locations, including under the AC unit. Rooftop is 95 squares. Leaks periodically, chase the leaks, repair, etc... approx every 3-6 months.
Considering replacement beside modified 2-ply with pointed insulation underlayment or PVC.
Would really like input if you own experience as roofer or otherwise.
Thanks
Answers: 20 years; you can't complain! Remove everything including the original pitch & gravel. Have a roofer put down a rubber roof. 8 ml. It'll be pricey but worth it. Shop around. I had it done 5 years ago or more and it looks awesome still. My roof is 25x25 and I have the same charitable of problems you are experiencing. Layer over layer over cloak, patches, pooling, and the hose down damage. I get fed up and loosened the purse strings. You won't regret have it done. What you will regret is WHO does the work. BE CAREFUL who you do choose.
Sprayed polyurethane foam roofing is the most economical and environmentally friendly roofing system available.