Removal of the existing assembly, deck repair, wood nailers and blocking, then a new system to the spec.
The work
From the old roof down to the deck, and back up.
A re-roof replaces the whole assembly. The existing membrane, insulation and cover board come off in sections sized to what can be closed in the same day. The deck is inspected and damaged areas are replaced. Wood nailers and blocking at edges and curbs are replaced or added to the height the new insulation needs. Then the new system goes down layer by layer, from the vapor retarder the spec may call for up to the edge metal.
On an occupied building, the sequence keeps the interior dry. Each day's tear-off is covered before the crew leaves, and weather decides how much is opened.
How we work
Every roof starts as a bid.
01
From your drawings
Roof plans, details, mechanical sheets and the Division 07 spec.
02
Measured to scale
Quantities checked against a known dimension before they count.
03
Priced line by line
Each line from our own unit-cost database, alternates on their own.
04
Signed off
An estimator approves every proposal before it goes out.
In the field
From tear-off to a new roof
01
Tapered insulation and drains
02
New membrane up the parapet
03
Seams welded and checked
Recover or replace
When the old roof has to come off.
A recover may be allowed over one existing roof when the adopted code and the manufacturer allow it and the existing roof is dry and sound. Where two or more roofs exist, or the insulation is wet, the code requires a tear-off. A recover also adds weight. A moisture survey and a look at the deck settle the question before the scope is final.
A tear-off has another benefit: when a roof is removed to the deck, the energy code the city has adopted can require insulation to current R-values. The spec and the permit set the target, and we price to it.
How we price it
Demolition and new work on separate lines.
Tear-off by area and by layer, with haul-off and disposal
Deck repair as an allowance or unit price per square foot, so it can be adjusted to what is found
Wood nailers and blocking by linear foot
The new system by layer: insulation, cover board, membrane, flashing, edge metal
Tie-ins to roof sections that stay in place
Unit prices for hidden conditions are named in the proposal, so a change order is a quantity times a price you already agreed to.
New insulation and cover board go down the day the old roof comes off.
FAQ
Questions we get.
How long does a commercial re-roof take?
It depends on area, the number of layers coming off, rooftop equipment and weather. The proposal includes a duration once we have the drawings and the site conditions.
Can the building stay open during a re-roof?
Usually. Work is sequenced by area, openings are closed in each day, and noisy work can be scheduled around the occupants. Odor from adhesives or hot work is planned for with the owner.
What happens if the deck is worse than expected?
We stop, photograph it and tell the GC or owner the same day. Repair is priced from the unit price in the proposal.
