My wife and I are located in the Largent, W.V. area, approximately an hour from Winchester, Va.; Martinsburg, W.V.; and Hagerstown, Md. Our house is situated in a niche within a tall limestone outcropping. The Cacapon River sits thirty feet below us, the remainder of the outcropping and the mountain within which it resides rise above. The house has a flat roof of six hundred square feet that shelters two bedrooms below. It also extends out another ten feet, directly overhanging the river’s shore. Accessing the roof from below would be challenging.
This roof also serves as a deck that is used daily during warm months. Patio furniture and a large circular wooden picnic table are located on this deck. Our eighty pound dog can often be found on the deck when we are there.
The current roof, which looks to be at least ten years old, is torch-down modified bitumen. There is at least one leak of significance with some attendant rot. Cracks are starting to appear on the roofing material. We are patching with an asphalt suitable product as we go.
Most local roofers will not touch this job. They deal exclusively in three-tab and metal residential roofing. They are not familiar with the techniques and material used on flat roofs of this type.
The one quote I received from an outfit out of Hagerstown recommended a layer of half inch IsoGard directly over the current roof, rot and all, with a final TPO covering. I was surprised by this potential solution. Everything I know about isoboard suggests that even even walking for simple maintenance purposes can lead to damage. This company refused to offer further info regarding their solution.
I have several questions:
Is the IsoGard solution realistic? Will it endure the type of usage we would subject it to?
From what I’ve read, there is no material currently on the market that can provide a simple and sound solution for such an environment. Everything is a compromise. Is this true?
We are in our seventies. If lucky, we probably have no more than five to ten additional years here. Is there one solution that you would regard as most practical for us when considering initial cost and durability?
Is there a lightweight, walking deck material that could be installed over whatever is eventually used that would provide real protection from above, but not create damage below? Walking decks of stone, etc. are not possible. The roof simply would not support such weight.
I don’t know if roofer recommendations are allowed on this site. If they are, I’d appreciate any that might be offered. Over the years, we’ve found roofers to be an independent lot, but one that was always willing to make an effort. Over the past five years, we’ve found getting quotes amazingly difficult both here in W.V. and also in South Jersey.
Thanks in advance for any meaningful suggestions.