I have a apt complex about 2400 sq ft of flat roof that is currently tar and gravel in the SF Bay Area.
I am getting a bunch of quotes for a re-roof or overlay all include new edge/pipe flashing
One guy is recommending to scrape off the rocks, but an upside down cap for the base, then smooth torch, then white torch for $11.6k (is this considered 3 ply?) Leaning here is the upside down cap better than the 28lb base, he says the upside down cap is 72lb making it better.
Another guy says complete tear off, 28lb base, install granulated modified bitumen for $11.9k but also raise the roof a bit to help with runoff.
Another guy is saying tear off, black base and white torch for $13.5k
Any advice on which is more durable and the better approach is appreciated. Thanks in advance…