Most calls we get start the same way: the roof is leaking, somebody has already quoted a full replacement, and the owner wants to know if that's really necessary. Often it isn't. Here is how we work through the decision on every roof we look at.
Step 1: Find out what's under the surface
A roof can look terrible and still be structurally sound, or look fine and be soaked underneath. So before we talk options we walk the roof, check seams, flashings, drains and penetrations, and scan for trapped moisture. Wet insulation is the deciding factor: a little can be cut out and replaced; a lot means the roof has to come off.
Step 2: Match the fix to the condition
Repair. If the leaks trace back to a handful of failed seams, flashings or pipe boots and the rest of the roof is dry, a repair is the honest answer. We fix the cause, not just the spot where water shows up inside.
Fluid-applied restoration. If the membrane or metal panels are sound but the surface is weathered and the seams and fasteners are failing across the roof, a coating system is usually the best value. We seal the details, then apply a seamless silicone or acrylic system over the whole roof. No tear-off, no dumpster, no disruption to your operation, and manufacturer warranties up to 20 years on most systems.
Replacement. When the insulation is saturated, the deck is damaged, or there are already too many roof layers, we remove it and build a new system. For flat and low-slope buildings that usually means a TPO or PVC single-ply roof. As an IB Roof Systems certified contractor we can offer warranties up to 30 years on new single-ply roofs.
Step 3: Think about the next 20 years, not just this one
A cheap patch on a roof that's at the end of its life is money thrown away. A full replacement on a roof that could have been restored is also money thrown away, just a lot more of it. We quote the option that fits the roof and tell you plainly why.
What to expect from us
A free inspection, a moisture scan where it's warranted, photos of what we found, and a written estimate with no obligation. We work on commercial and agricultural buildings across Minnesota, South Dakota, North Dakota and Iowa.
If you'd like a second opinion on a roof you've been told to replace, request a free estimate or call 320-981-0295.