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  1. #1
    Join Date
    Mar 2012
    Location
    Lansdale, PA
    Posts
    876

    Default Cost for roof coating

    I have a need to determine the cost for recoating built-up asphalt roofing with a typical roof coating (say fibrated aluminum). The roof is two-story flat in Philadelphia and is about 750 sf.

    I have several cost estimating books, but they never seem to have what I am looking for, or have prices that do not seem realistic.

    I'm thinking maybe $1.00/sf. I think the owner paid about $2500 for coating and soffit repair. The photos show what he got for his money.

    PA190275 (512x384).jpgPA190306 (512x384).jpgPA190277 (512x384).jpgPA190291 (512x384).jpgPA190287 (512x384).jpg

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  2. #2
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
    Posts
    26,244

    Default Re: Cost for roof coating

    Quote Originally Posted by Mark Reinmiller View Post
    I have a need to determine the cost for recoating built-up asphalt roofing with a typical roof coating (say fibrated aluminum).
    Just curious why you are recoating the built-up roof? Is it leaking (the underside of the roof decking does show a lot of water staining) or just for cosmetic reasons?

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  3. #3
    Join Date
    Mar 2012
    Location
    Lansdale, PA
    Posts
    876

    Default Re: Cost for roof coating

    Quote Originally Posted by Jerry Peck View Post
    Just curious why you are recoating the built-up roof? Is it leaking (the underside of the roof decking does show a lot of water staining) or just for cosmetic reasons?
    The roofing is shot. I was called out to evaluate whether the owner got the $2500 worth of work he paid for. I think the answer to that is obvious, but I wanted to get a feel for what I coating should have cost.


  4. #4
    Join Date
    Mar 2007
    Location
    Ormond Beach, Florida
    Posts
    26,244

    Default Re: Cost for roof coating

    Ah ... says the blind man, now I see.

    Or, as the three blind mice in Shrek 2 sing it ... "I can see clearly now ... "

    Jerry Peck, Construction / Litigation Consultant
    Construction Litigation Consultants, LLC ( www.ConstructionLitigationConsultants.com )
    www.AskCodeMan.com

  5. #5
    Join Date
    Dec 2008
    Location
    Maryland
    Posts
    2,776

    Default Re: Cost for roof coating

    The cold coat (fibrated aluminum) over an existing built up roof would be $ .50 to $1 in materials then add in labor to paint it on. You might get 3yrs out of it. then there is the issue of 1 or 2 coats.

    A Hot Tar mopped coating (over existing build up) would get you 10yrs.
    Then there is Tar with Gravel,Torched and Rubberized.

    Most roofers would not want to do a cold process due to call backs and complaints.

    What did the roofers say when you asked for a quote on a Fiber. Alum. coating?
    What were the other types that you were quoted and their costs? And their reasons?

    Price and quality do not go hand in hand. A bad job can be had at a high price. It is about the roofer and their work first then materials then the price. By example recently had a roof quote by 6 different companies that ranged from $14,500 to $31,000 for the for the exact same job specifications and materials (apple to apple comparison).


  6. #6
    Join Date
    Jun 2013
    Location
    PA
    Posts
    1

    Default Re: Cost for roof coating

    The aluminized coating will run about $600 to $800 for that main roof. With flashing/edge tar maintenance more like $800 to $1,000 (not including soffit repair or front porch roof).

    Main roof replacement is somewhere in the $4,500 to $5,500 range (depending on existing layers).


  7. #7
    Join Date
    Apr 2014
    Location
    FL, TX
    Posts
    137

    Default Re: Cost for roof coating

    Quote Originally Posted by Mark Reinmiller View Post
    I have a need to determine the cost for recoating built-up asphalt roofing with a typical roof coating (say fibrated aluminum). The roof is two-story flat in Philadelphia and is about 750 sf.
    I think that one should make considerations of a much broader scale. You have not mentioned the amount and type of insulation of the existing roof and no consideration is made of the condition of the deck itself (except as pictured here). The pictures indicate that substantial wood replacement might be necessary.

    I would first examine the insulative qualities and the overall condition of the deck. A cost analysis of savings over an expected life of roof and upgraded insulation should be made first. The insulation will probably give a much greater return than its cost, possibly even paying for the roof itself!

    If there is any soft decking or evidence of rot because of leaks then consideration of new decking should be made, which increases costs but also makes upgrade to more expensive and higher longevity roofs more of a consideration in the end (why let it rot again). The pictures show long term leaks in the roof have existed.

    One needs to consider the longevity of various roofing materials and analyze the depreciation as well. I would consider PVC roofs and look at warranties. Some are up to 30 and 40 years for a residential roof, others have no warranty for a residential roof! Some are available that cover leaks and repairs including labor and materials for the life of the warranty (sometimes at a cost of a few hundred dollars at contract) and some are transferrable! Built up roofs are "contractor warranty" generally which means nothing. Make sure a manufacturer** is on the hook for warranty (and labor if possible), not just a contractor, and be sure the manufacturer referred the contractor in writing as well.

    After deciding the type of roof and then the manufacturer of the materials (probably warranty based), I would contact that particular manufacturer in writing and obtain three or four referrals to qualified manufacturer authorized contractors and obtain my bids only from them. There are just too many contractors that will tell you that they can install a material properly and don't. Some will tell you that they can use XYZ company materials that are "similar" and save you a lot of money. Probably not true in the end. When it comes to flat deck roof materials, generally what one gets is what was paid for. Labor/workmanship is another animal entirely.

    Lastly, be sure and have an engineer or the manufacturer review your roof deck, insulation and attic design as well as venting to assure that you are not creating a condensation issue in changing roof materials. Making things wet and high humidity is never a good thing and ice inside the attic is never a good winter prospect. If necesary pay thier or your engineer(s) to assure that you are not creating a moisture issue and get a wet stamp on the design (this mean a drawing of your actual roof with specifications and requirements actually stamped by the engineer). Be sure and address the question of condensation/moisture and humidity issues in writing to them before they stamp the engineering. At least you should have recourse to the wet stamp if you have moisture related issues later.

    Paying 2-3 times as much for a small roof and saving it every month in electricity as well as having no maintenance costs for a known long period of time is probably a good trade off.

    **IB roofs only sell thier products to factory trained and authorized contractors. I like their philosophy. I am usure how well it works in the real world and have never used thier products.

    Good luck.


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