How can we fix our leaking roof on a flat tar and rock surface ourselves, given the high cost of professional help in ND?
I was able to find only one company in my area that works on flat roofs in residential areas and it was a struggle to get a few estimates. Every Spring, we notice leaks that drip down the walls in some parts of our house once the snow starts to melt. Our roof is made of tar and rock. I had a company come and assess the situation, take some pictures, and here’s what they had to say below. We really can’t afford to spend $50,000 just on fixing the roof. Is there a way we could do this ourselves? We’re based in North Dakota.
“Yesterday evening, I went to check out your roof. For a ballasted roof like yours, I usually recommend a silicon restorative coating because of the warranties and longevity it offers. However, due to the negative slope and ponding on your roof, this option won’t work well. If we go for a re-roof, it’s likely to cost around $50,000. I’ll be discussing some other potential options, like an over frame, with my boss tonight to see if we can find a more affordable solution.”
Wow, $50K for that?! Definitely get a few more quotes, that seems super expensive!
Hey , you’d think so, but flat roofs are no joke. The price actually seems pretty accurate.
Hey , $50K for any roof may not seem steep. For an average-size home with asphalt shingles, the starting price is around $25-30K. This job is more than just shingles.
Hey , we get it, it’s just a bit out of our price range.
Hey , the cost is gonna vary depending on the location. My roof isn’t big or complex, but it cost 9k for shingles last summer.
Hey , guess what? My mom just dropped around 4 grand for a decently sized house here in Virginia, and it was done by the top roofer in our area…
Homes like those are difficult to insure where I live due to their problematic roofs. I once managed a hotel with a similar roof, spent $50,000 on repairs, and it still leaked. Eventually, we had to install pumps on the roof to drain the water whenever it rained. It seems that roof would need to be lifted, sloped, graded, and then reinstalled
Philip , we do have insurance for our house, but $50k is a steep price for just a roof. How could we possibly handle the work on our own? What tools and steps would we need?
Unfortunately you can’t do it yourself without a license to work on roofs. Plus, your insurance might not cover any damages if you attempt it.
The only easy DIY part of fixing this roof is installing some pumps to help drain the water.
Hey Philip , what type of pumps are you referring to? Are there any other options like sealants that could help stop the leaks?
Hey , you can head over to Home Depot or Lowe’s to grab some roofing tar. It’s the hot kind. After it sets, you can pinpoint where the leak is and patch it up, just keep in mind it’s only a temporary solution.
I really wish I was closer, I would come help with the patches. Dealing with problematic roofs can be challenging.
During my time managing a hotel, I’ve seen rooms flooded like water was pouring from the ceiling 😬
Philip luckily we haven’t experienced that, just some minor leaks
Pinpointing the leaks seems like the tricky part, they might be coming from a distance and causing damage. 😞 Wishing you the best in your decision! 🙂 It’s always good to get multiple estimates, don’t rush into the first one!
Philip oh no
I had a client with a flat roof who asked if I could do roofing. I explained that I’m not licensed. They mentioned getting a quote of about 40k for a 2-car garage area. They also had solar panels, so that may have influenced the price.
Obtain a permit and construct a pitched roof. You could create an entire new roof structure for significantly less than $50,000. Flat roofs should be handled by a specialist
It might be a good idea to remove that flat roof and switch to a pitched shingled roof. You could potentially frame it out and retain the existing roof
Anne Murray, you could save money by constructing a pitched roof over that one, relocating your Mechanicals if needed, and installing a metal roof which is currently more affordable than dealing with a flat roof
A flat roof in North Dakota? No wonder you’re facing issues- the weight of the snow is probably what caused the negative slope. Consider replacing it with a sloped roof
One of the quotes to repair our low pitched roof was $89k. Can you believe it? I identified the leak and patched it up with a new rubber membrane. Then applied a rubberized roof coating that has been doing well for a year
Could you send me a message please?
From what I can see, it looks like a MCM ranch house. I don’t think a pitched roof would suit this house. There are pour-on roof leveling products available to address any settling ponds. It’s possible that the area was pitched that way and the roof drain got clogged. The silicone roofing systems recommended by the roofer are a good choice. They are more flexible and uniform compared to tar, making them ideal for large commercial flat roofs.
Ric Diato, could you please send me a picture of these products?
Here is a leveling compound product that might find useful: https://youtu.be/KgPk396DzHI?si=Zki5INzegCDA72wH
This video shows the application of a E Silicone roof. I’m not sure if your roofer uses this system, but it can give you an idea of the process. https://youtu.be/slKfTLp7gvM?si=v3b60KtsXzJ23-p
I am more familiar with elastomeric roofs, but I’m not sure if they would be effective with the gravel on your roof.
To fix the pooled area, move the rocks out and step on it to see where bubbles come out. Mark those spots. Drain or squeegee the area till dry, then use rubber and polyurethane for patching. Regular check-ups are necessary, at least once or twice a year.
Could you explain how to squeegee it? Also, what type of rubber and polyurethane are you suggesting? If possible, could you send a picture to help me understand better? Thank you!
We’ve lived in a 75-year-old flat roof house in PA for 20 years, and the roof was always a problem. Our roof had scupper drains that kept clogging with leaves and causing water pooling. Also, there were leaks where the roof met vertical structures. We eventually hired a professional contractor who revamped everything – added a slight slope, insulation, EPDM rubber, removed the scuppers, and installed gutters. They extended the EPDM material up the walls to prevent water infiltration. It cost us around $20K for a 1400 sq ft roof.
A flat roof that’s not leaking hasn’t started leaking yet or is leaking where you can’t see it. Coatings only offer a temporary fix and lead to constant maintenance. Look into getting quotes for building a pitched roof over the existing one – it’s the only long-term solution. Having a flat roof might not be the best choice, especially with snow load and existing water damage. The ponding indicates structural sagging due to damage. Hidden leaks over the years could have caused unseen damage. It’s a tough situation, but there are no quick fixes.
You can try putting down some patches – I did that as a temporary solution for similar issues. Clear away the loose gravel, apply APOC 107, lay down roof fabric (find deals at a roofing supply store), then add another layer of APOC 107 and sprinkle gravel while it’s wet. You’ll need more APOC 107 than you think. This method might help level out those low spots causing ponding. Use rubberized roof patch on vents, flashing, and chimney areas. Buy cheap supplies – they’ll all get tar-covered. Wear disposable clothes and shoes. Be totally covered up, this stuff is messy. It won’t last forever, but it can buy you some time. I wouldn’t waste money on a new flat roof – they’re difficult and short-lived. Maybe consider adding a sloped metal roof over the existing one with some framing. DIY can help for now, but it’s not a permanent fix. Hang in there until you can afford a better solution. Water travels, so water damage might not show where the actual leak is. Make bigger patches than you think you need.
So, about needing a license to work on your own roof… well, in most places that’s not actually required. But your insurance might need an inspection after the work is done. Usually, you need a license to work on someone else’s roof. This is a pretty big project, maybe not the best choice for your first DIY. It might be worth looking into why the roof is ponding – those low spots seem unusual. Maybe the roof structure can be lifted and reinforced? And hey, could you add a drain instead of a pump?