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Coop Roof replacement or "torch down" ??
Started by dharma
over 12 years ago
Posts: 66
Member since: Apr 2010
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dharma, I am a real estate agent, not a contractor, but IME the way roofs work is that when one leaks, you throw a new one on top of it, and the same thing again... but then every X times (and in my single-family home experience x=3, but I can imagine that it would vary building by building) you have to rip all the roofing off down to the bones and start over.
I did have an experience with an institutional building where ripping down completely and re-roofing was the recommendation and it was not done; instead a "new" roof was put on over the existing old layers, and it didn't perform, and we ended up with a leaky, leaky roof.
So if (big if) you trust your management company, yes the roof needs to be ripped down to the bones again. (FYI, these pieces of the building would not be called "studs" as those are verticals -- maybe "rafters" or "trusses"? Somebody help me out).
ali r.
DG Neary Realty
Yes with institutional or "commercial" buildings, the max you can overlay a new roof over the old one is 3x, after that you are required by law to rip out the old one.
The reason is the additional weight.
I'm sure it's the same for residential.
And yes, it is expensive.
*I am not a contractor but own a very large commercial building with 3 layers of roof on it.
(yes Gdale Im using your asterisk)
On any given thread, any one person is entitled to be the first to use the asterisk.@
@ rules are subject to input by Streeteasy. All decisions final.
I put a torch down roof on part of my home and the existing 3 layers of roof had to be removed. I believe that's what the code required. Anyway it made sense since some of the rafters were rotting out and had to be replaced.
3 is max for insurance purposes.
We had a torch down roof on our building (new condo) and it had to be replaced twice in 10 years due to problems with the membrane and sealant, especially around the parapets. We tore out the whole thing and put down a traditional roof with appropriate slopes to the drains. Still leak free after 15 years.