pbs0630

We are in need of replacing a flat school roof on a Gymnasium. The roof would have to be stripped, soft panels replaced, etc. Since there is no value to the "look" of the roof since it won't be seen unless your in a plane...why should we leap for EPDM at nearly twice the price of sheet seamed rubber roofing. Both are offering similar warrantees for labor and materials? (Total footage is about 6000 feet) Should we consider cutting into the roof to add two exhaust fans? Or are they a disaster waiting to happen? I haven't found a compelling argument for the jump in installed price?

Ed the Roofer

You don't sound like a roofing contractor, so please, identify your scope in the specifications.

Also, please further explain what a sheet seamed rubber roof is, from your perception.

I believe you are comparing a true rubber roof, called EPDM, to a Modified Bitumen Roof, which many contractors mis-identify by name also.

It is NOT a rubber material roof by any means. It is a bituminous product with plasticisers added for flexibility and gets applied with a torch or hot air welding unit at the seams.

Do you happen to have copies of the scopes specified that you could post as an attachment?

Then we could answer your questions better.

Ed

__________________
Just Wait A Minute, I Will Be Right Back With A Link For That.
http://www.rightwayroofingcompany.com/ www.rightwayroofingcompany.com
Roof Estimates, Roof Repairs, Roofers, Roof Leak Help, Elgin, Carpentersville, East Dundee, West Dundee, Sleepy Hollow, Algonquin, South Elgin, Huntley, Lake In The Hills, Illinois

Grumpy

In regards to Ed's post I concur fully. Post copies of the two or three scopes of work you are comparing and we can make some recomendations. Also a photograph of the roof or building structure would help too.

Why would the fans be a disaster?

__________________
-Grumpy
Chicago Gutters Chicago Roofing

Grumpy

Last piece of advice: if the price is double, I don't care what the materials are, there is some majorly huge difference that youa en't picking up on. I may suggest seeking the advice of a 3rd roofer. Someone either made a major mistake or is hack, or you are comparing an apple to an organe. I can tell you that cost per square foot most materials are basically within the same ball park.

Hire the Right Contractor -- Read that.
Frequently Asked Flat Roof Questions -- And read this too.

__________________
-Grumpy
Chicago Gutters Chicago Roofing

Lefty

Hi,

Sounds like they may be doing the same thing. Price is not a good way to say they are using different materials.

Edpm is a sheet seamed roof.

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Residential - Commercial Roofing

Insulation

Sun Tunnels

pbs0630

As written spec included
1. Remove the existing roof down to the board decking and legally dispose of all materials(hazardous included), all permits and inspections included.
2. Install 5/4” pressure treated nailer boards at the perimeter and crew in place, inspect and replace any compromised roof inderlayment.
3. Install 1” R-8 value polysocyanurate insulation and mechanically attached to the deck. Fully adhere RPI .060 EPDM membrane to the new insulation and roll in place.
4. Install 3” double seam tape to laps and power roll in place.
5. Flash all roof penetrations to manufacturer specifications.
6. Provide , fabricate and install .032 aluminum edge metal and flash water tight owners color selection.
7. 40 Year RPI Membrane Warranty/15 year labor and additional material Warranty.

pbs0630

As written…the quote included
1. Remove the existing roof down to the board decking and legally dispose of all materials(hazardous included)
2. Install 5/4” pressure treated nailer boards at the perimeter and screw in place. Inspect and replace any compromised underlayment.
3. Install 1” polysocyanurate insulation and mechanically attached to the deck. Fully adhere RPI 60mil EPDM membrane to the new insulation and roll in place.
4. Install 3” double seam tape to laps and power roll in place.
5. Flash all roof penetrations to manufacturer specifications.
6. Provide , fabricate and install .032 aluminum edge metal and flash water tight owners color selection.
7. 40 Year RPI Membrane Warranty/15 year labor and additional material Warranty.

Ed the Roofer

Are those the specs from two different bidders on the job?

It sure seems as if they copy/pasted from the same spec manual.

Both are EPDM Rubber roof membranes and describing the same scope of work.

Was there a significant price difference, or where those identical also?

What were you previously referring to when you said, "Sheet Seamed Rubber Roofing"?

Ed

__________________
Just Wait A Minute, I Will Be Right Back With A Link For That.
http://www.rightwayroofingcompany.com/ www.rightwayroofingcompany.com
Roof Estimates, Roof Repairs, Roofers, Roof Leak Help, Elgin, Carpentersville, East Dundee, West Dundee, Sleepy Hollow, Algonquin, South Elgin, Huntley, Lake In The Hills, Illinois

Grumpy

Thanks for coming back to us. Can you post some photos of the roof?



The first guys don't know how to spell. I think you posted the same spec twice. Looks like you corrected some typos the 2nd time and added a few words.

Me thinks something smells fishy and you aren't who you claim to be.


What are your insulation requirements in terms of R value? 1" poly iso has an R value of 6, not 8. What kind of roof and insulation is up there now? What kind of roof deck does it have.


he doesn't say he's goign to use edge sealant on the seams witht he seam tape which is a requirement by all the manufacturers I am familiar with.


Who is covering the labor guarantee? The roofer or manufacturer. I'd want that spelled out.


Is the EPDM reinforced or non reinforced?

__________________
-Grumpy
Chicago Gutters Chicago Roofing

pbs0630

That is the general scope....1" insulation, .060 EDPM, etc. none of the three quotes distinguish between regular or reinforced. but the rest of their bids stay the same as far as work to be completed.