Quick context, I have a 1960s flat roof bungalow on the west coast. We have some termite damage and some rot visible on the facia. We've had 6 roofers visit, and all of them think the plywood feels solid under the roof, the only leak we have is near a skylight we are planning on removing already, and some work may need to be done in that area to fix that issue specifically.
I'm just going to show 2 of the quotes that I think are the best 2. I'll try to be brief, just ask for any details if it looks like I skipped something important
- This quote is from, by far, the most reputable roofer in the area:
ASC Fluid Applied Silicone Membrane Roof System
13870 + 2470 for gutters
Includes cleaning current roof, removal of all edge material, installation of new edge material
Primer + all preparations to apply liquid roof layer
15 year manufacturers warranty on the roof material
10 year workmanship warranty
115/hr time and materials for any repairs (including known facia repair + skylight removal)
- Full roof replacement from another well respected roofer in the area. Price is about 8k less than similar roof replacement proposals, so I expect the price will go up more once work starts
15850 + 2400 gutters + 100/downspout
Removal of 1 layer of roof material
Removal of skylight
New fire sheet + 1/2 fanfold insulation
60 mil TPO roofing membrane
Cleanup and removal of debris
10 year workmanship and 20 year manufacturer warranty
Additional work (including facia repairs) at 100/hr + materials
The second quote kind of hits my "too good to be true" as other roofers in the area were more in the 23k for roof removal and 3500 for gutters for the same membrane material, but its hard to ignore as money is a big factor here. I am worried the scope of the work will change once the project starts and it will end up ballooning more than expected, but I'd love some opinions
I really appreciate any advice, this is my first time as a home owner and am struggling to choose.
As a quick aside, 2 of the 6 roofers recommended the silicone layer with "If it were my house this is what I would do". A cheaper roof replacement is quite tempting though, but I am afraid it may open a can of worms once the roof is off. Been living here 2 years and aside from the leak that started up this winter, we've had no issues with the state of the insulation. Really appreciate any advice offered