I sure hope I can get some professional advice on flat roof replacement here, as I have delayed a decision far too long. Your input would be much appreciated!
I inherited a mid-century home with a very slightly pitched roof that was originally tar-and-gravel, now EPDM. There is also a free-standing flat roof garage with Mod-Bit roofing, and a small studio house on the property that is half EPDM, half Mod-Bit. All need replacement roofing, but especially the main home, where I’ve had leaks.
After online research, consulting with a number of roofers, and observing what has held up best here over the years, I wanted to go with torch-down Mod-Bit. The roof on the free-standing garage and half the studio house are Mod-Bit, torchdown I think, and these have held up best for the longest time. However it seems torchdown is rarely available for residential anymore due to insurance costs of flammability.
The roofer I was most inclined towards hiring switched from agreeing with my choice of Mod-Bit to recommending silicon. That was like opening a whole new chapter. I think his reasoning was cost, and the fact that with silicon the old roof would not need to be stripped off and could easily be attached to guttering, as well as easily repaired over the years if needed. I’d take his advice, as the price is the best too, but still have reservations…
I am not sure the old roof on the main house should not be stripped off. I’m concerned about possible rotted decking, as I have leaks. Plus, silicon does not seem to have the longevity of Mod-Bit. And it’s white, which could stain due to overhanging trees. A dark color silicon is available, but at an added cost, raising the cost to be in range of Mod-Bit.
It’s really Mod-Bit versus silicon at this point. My neighbors have had bad experiences with TPO. And my EPDM roofing has not held up as well as the Mod-Bit.
Obviously cost is a consideration, too, with 3 structures to roof here. I can’t afford a wrong decision.
So I’m wondering what you guys think of silicon. I’m still more inclined towards tried-and-true Mod-Bit, but if I can’t get torchdown, would adhesive applied Mod-Bit offer the same durability and longevity?
It’s raining here right now and I’m listening to drips with the sickening feeling my roof/ceiling/beams/home are all going to cave in before I’m able to make a decision. Thank you so much for any advice that can help!
ps…if it makes a difference, I’m in the middle of the midwest here, seasonal hot and cold temperatures, plenty of rain.