I’m looking at buying a house with a 1,200 sq. ft. almost flat, slightly-pitched rubber roof. The inspector who looked at it said that the roof had a somewhat unusual combination of aluminum coating over the pre-existing rubber (from what I understand, white elastomer would be more likely) and that we should get a roofing specialist to look at it.
The roofer came to look at it and said that he wouldn’t warrant it in its current condition and recommended scraping the aluminum off to add a new layer for $4500.
Now, the roof isn’t currently leaking and what I’d like to know is this – Is there something about the combination of aluminum coating on a rubber roof that necessarily means it’s likely to fail? Can I wait to get the work done or is it wiser to go ahead and get the work done as soon as possible? Is $4500 reasonable, high or low to scrape the aluminum and add a new rubber layer?
Thanks in advance.