Hi to all experts
I have a 20,000 sq ft flat roof. Current roof is built up modified bitumen ( did I describe that correctly?)
It is black and uncoated.
We have several leaks and called roofers down for quotes.
Most want to rip it out and start over and charge more than 6 figures. I do not have the money for it. No can do.
I have 2 roofers coming in at about $50,000.
One is offering TPO mechanical installation. This will be applied over the existing roof. 15 to 20 year guarantee
Second is offering to install steel plates over all airbubbles. And 2 ply bitumen which will be torched down and also applied over existing roof. 15 to 20 year guarantee
2 other quotes for repair and patch the leaking areas. There are 13 spots which leak. And then coat the entire roof.
These prices were $15,000 and $22,000.
No warrantee on $15,000 quote
5 year warrantee on $22,000 quote.
Can anyone offer opinions? Which type roof is a better system?