Foam Roof (& mini-split AC) Questions
We are seeking comments on the following.
(1) Our foam roof was installed in 2001 by Able Roofing that went out-of-business several years ago. I read that (certain) foam roofs should receive a re-coating of some sort about 5 years after installation but don't know if it is specific to certain types.
Our top layer/membrane has mineral bits that run off during each heavy rain (I see mineral accummulation around the downspouts.
(2) According to a contractor, the original roof (1972) was tar & gravel with no or little roof insulation. On top, there are 2 foam roofs (the newest in 2001), totaling 3 roofs. This means I have several thousand pounds of material weighing on the beam ceiling & posts, and 3 roofs have to be torn off when the next roof is needed (hopefully not before 2016, 15 year lifespan)???
When you consider that pitch roof shingles have 30 year guarantees, Eichler foam roofs (15 year lifespan & $10/sf) are, what, 4 times more expensive than conventional.
(3) In the next year or 2, after doing a siding project, repainting, electrical upgrade, we will look at installing mini-split AC - - it appears the line-set conduits will have to run across the roof to the outdoor unit that will be placed on the side of our garage. Questions: how does running conduits over the roof affect tearing off & replacing the roof later on ??
I can't speak to the cost of removing mini-split conduit prior to replacing or repairing your foam roof, but in our case, we have baseboard heating, with the pipes running over the roof. Having them removed and replaced added $3,000 to the cost of the roofing job. I should think that ours was more complex, however, because the baseboard is a hydronic system, using our old boiler and as such, our radiant heat guy (very good) had to remove the pipes, cap them off to keep debris out of the system, then replace them, flush the system and then re-coat them with a protective layer for insulation. Furthermore, on the re-install, he took care to raise the pipes above the roof a bit (it's been ten years since I was up there, so I don't recall what he used--some kind of bracing), so that the roof could be maintained and cleaned w/o having to remove them again.
Things worked well and at the 5-year point we did have the roof re-coated. Thank goodness for foam! The T&G roof that was there when we bought and still under warranty, leaked like swiss cheese. The foam cooled the house at least 10 degrees in the summer and if you are getting a mini-split - which we also have - I would suggest keeping some kind of foam or foam-insulated roof up there. The combination of the two do make a big difference.
Cheers,
Cathye
Foam roofs are designed to last 40 years or more with proper maintenance. See the link below:
http://www.dura-foam.com/products-services/recoating.htm
Why not talk to a roofer before doing the mini-split system? You'll probably need a roofer anyway. Note that mini-split systems can be outfitted with a ceiling mounted head option to take care of big internal spaces.
Eichler owner experience shows that this earlier quote is far from true
........."Eichler foam roofs (15 year lifespan & $10/sf) are, what, 4 times more expensive than conventional."........
In 2006 we had to charge $5 per foot, plus extras for a new roof. Today the cost is about $6 per foot, plus extras. A foam roof is comparable in cost to a tar roof, especially when the tar roof needs insulation boards.
We are approaching our 29th year. >60% of your foam roofs have paid for themselves in energy savings.
With our desire for green products and green living, most customers want to make disposable roofs a thing of the past.
When an Eichler is put on the market, smart owners have the roof recoated, so it looks like new and has a fresh contract with warranty for the purchaser. This really helps. Try to explain that your dirty 28 year-old roof is 'just fine' to a purchaser or Home Inspector.
Randy, you're regarded as the Foam Roof answer man and it's not wise to fence with you on the subject, but I feel compel to reply.
First, the comparison to "conventional roof" is in regards to shingle pitched roof (non-Eichler) - - yes, different type of animal but the reference is to illustrate that Eichlers roofs (and Eichlers maintenance) are at cost and upgrade disadvantage compared to conventional.
Thus, your comments about Foam roofs, insulating properties, etc., are all true but not to the point of conventional pitched roofs.
Second, in terms of cost, many people told me $12-$15,000 for a new one (no tear off), so maybe it's $8-9/sf, but again, more expensive because of Eichlers having flat roofs.
I did find useful to learn that a foam roof could last 40 years with regular re-coating -- interesting that our 2nd Foam roof (over original tar/gravel and a first foam roof) was installed in the 29th year.
