Flat Roof Maintenence advice required...

BertieUK

Morning folk's...


We moved into this property, which was built in the 1950's, three years ago and we now notice that our flat roofed garage is showing signs of cracking along the seams and other small areas.


These cracks are not deep enough to cause leakage but I feel would benefit from a little 'general maintenance' I still feel capable of doing the work myself and seek advice as to how best achieve best results.


We have found the paperwork showing that the last time the roof was recovered was June 2007 and the materials used were as follows.


3 Layers High Performance Flat Roof System using Hot Oxidised 95/25 Bitumen


1 Base Layer Spot bonded, using 3b Glassphalt.


2 Layers Fully Bonded, using 180 High Performance Sanded top Sheet.


To be finished using 180hp Green Slate Finish, roof to be finally coated, using a Solar Reflective Paint.


I look forward to your comments...


Kind regards...

cyclonebri1

8 years from a new bitumen roof isn't a lot, 15 to 20 even is the norm.

Question is, do you want to fix this once and for all, ie, future proof it, or face ongoing issues with what is obviously a deteriorating product.

I have a joint share in a bungalow with a flat garage roof. It needed urgent work 3 years back now.
I wanted a fix and forget route.

Myself and my bro stripped the roof back and a replaced boarding as needed then wet glassed the lot, (fibreglass, GRP, call it what you will.

It's a 2 man job for 2 days and it's dam messy but it will never fail again as although GRP has been around for over 50 years, no one yet knows it's life expectancy.

Day 1 strip and repair roof, tack in place all preformed drips, upstands etc to the edges.

Day 2, get dirty. Lay the glass matting and top coat, a standard sized garage is doable in that single day even for old gits like us.


Cost, for the GRP it was around £350 for everything included coveralls, gloves and tools, buckets etc, almost all of which are throwaways.

There are guides available from all the major suppliers.

Would I do it again?, absolutely all you need is rhythm and a a good weather forecast.

BertieUK

cyclonebri1 Many thanks for your comments..


Your way of not having future 'flat roof' problems is the best cure, of that I am sure.


At my age I do not think that I would be looking at replacing the roof at this point in my life, only filling in the cracks before they get deeper which would I realise not solve the issue but arrest it getting any worse.


regards...

maninthestreet

You need to fill those cracks - a dry, hot summer can cause them to widen and deepen. Go to a DIY store and buy something like this:

http://www.diy.com/departments/thompsons-high-performance-black-roof-sealant-25l/190041_BQ.prd?gclid=CPTT24r3kM0CFQkq0wodILwDUg&ppc_type=shopping&ecamp=SEAPLA190041_BQ&ef_id=VhgX@gAAAaK@SIAD:20160605125330:s

BertieUK

maninthestreet wrote: »

You need to fill those cracks - a dry, hot summer can cause them to widen and deepen. Go to a DIY store and buy something like this:

http://www.diy.com/departments/thompsons-high-performance-black-roof-sealant-25l/190041_BQ.prd?gclid=CPTT24r3kM0CFQkq0wodILwDUg&ppc_type=shopping&ecamp=SEAPLA190041_BQ&ef_id=VhgX@gAAAaK@SIAD:20160605125330:s

Thank you for your input...


...as you say this hot sun what did I just say? will open the cracks wider and deeper.


...I had thought that maybe fiberglass tape placed over the first coat of seal may help, then put another coat over the tape.


regards...

DavidP24

Be careful when going up there, you may make it worse

When time comes these are alternatives, the fact that GRP takes 5 videos suggests more expensive and EPDM is the way to go.

https://www.youtube.com/watch?v=_YeBgc_lmNU

https://www.youtube.com/watch?v=MxOzPtBSjHw

cyclonebri1

Bertie, forgot to mention this;

A felted roof has to have a good later of white chipping to prevent the suns heat affecting the bitumen, white is used to reflect rather than gather heat.
If yours doesn't have any that's the reason for premature, (ooops matron) failure.;)

BertieUK

cyclonebri1 wrote: »

Bertie, forgot to mention this;

A felted roof has to have a good later of white chipping to prevent the suns heat affecting the bitumen, white is used to reflect rather than gather heat.
If yours doesn't have any that's the reason for premature, (ooops matron) failure.;)

Thanks cyclonebri1... I also get those moments.


...If you note in my post...roof to be finally coated, using a Solar Reflective Paint.



This roof is overlooked by a series of a variety of trees which as you will be aware shed all kinds of materials during the season.


The property next door to us, on the opposite side to ours and not shared, has followed your posted example of putting white chippings onto the roof about two years ago. During this period the roof has been covered with 'tree materials etc' and looks almost like a lawn of grass growing.


Our roof is very clean indeed as I brush off the small amount of residue that amounts from the trees, so having said that we are going to have to be careful that, as mentioned, I do not make it in a worse state than it is.


I may just add that this is a shared roof, not that makes a big difference but I thought worth a mention.


Sorry if I appear to be a headache but this Old Codger wants to do the best for the property. I can hear you saying 'replace' 'replace' 'replace' but I feel that I maybe, to be honest' cant afford this amount to pay a contractor to have the job done, maybe in five years I can save enough to cover the expense.


regards...

Furts

cyclonebri1 wrote: »

Bertie, forgot to mention this;

A felted roof has to have a good later of white chipping to prevent the suns heat affecting the bitumen, white is used to reflect rather than gather heat.
If yours doesn't have any that's the reason for premature, (ooops matron) failure.;)

I second good Bri on his comment. The problem with solar reflective paint is how well it is applied, thickness put on and so on. The roof underneath gets hot, regardless of the paint with temperatures like 25C + today, and gradually heats up.

Also the paint does nothing to protect the roof - cats, birds, foxes will all have dug their claws in, there will probably have been scraping of moss and snow, birds will have been pecking at food on there ... so the life of the paint will be short.

Equally many flat roofs are put in far too flat -indeed they should never be flat, and this leads to failure of the paint. Only OP knows if this is the case with their roof.

Finally do not go walking on the roof thinking about, or trying to apply, chippings - this is a recipe for disaster.