Youngsville, LA · Member since 2017 · 74 posts · 10 votes
Hi I have a roof leak on an older rental with a shingle roof. I'm considering some options for repair rather than replace the whole roof.
There was a section of the ceiling in the home where we replaced the drywall because of a leak. I'm not a contractor but I'd like to get an idea of the repair options so I can assess what they're telling me.
What are the pros and cons of the below approaches?
Put some tar on the roof - How long do you think this will last?
Put a tarp on the roof - How long do you think this will last
construction · Nacogdoches, TX · Member since 2011 · 2k+ posts · 1k+ votes
5y
I used to be a roofer and I also installed blue Tarp for FEMA.
Need pics in a bad way.
I think what you are describing is where it was added on to wrong. Often people who don't understand building will just build an add-on and make it flat. Or at least very low pitch. They get the money and you never see them again. If this is the case no matter what you do it will always leak.
i have come across clients that I would not do the roof unless they let me rebuild it properly. My remodel company was full service.
If you're tight on money, use tar but understand that you need a new roof soon. Start putting that money away. Option 2 is to sell it. There was a house in NC that 5 years ago went on the market for 10k. It needed to be torn down so no one bought it. It sold Saturday for 50k to someone.
Long story short, if it's a money pit that you can't afford maybe it's time to see what it will bring on the open market.
Real Estate Broker · Rochester Hills, MI · Member since 2009 · 2k+ posts · 2k+ votes
5y
If I am reading your post right you have already corrected (PAID FOR) interior damage and now it is leaking again? You are not sure of the age but know it is an older house. Post a photo here, I am sure you will get opinions on the age.
Without seeing it it is really impossible to say but if it has 2 layers (given your post this would seem likely) and it has multiple leaks to the point it is causing interior damage and you (or someone) has done repairs already sounds like it is time to bite the bullet.
Tarps are a short term solution. We had massive rains (leading to flooding) in SE MI at the end of June and a few days ago and that caused a lot of roofs to spring leaks. We had our roofers running around doing lots of tarps. But in the days that followed they went back and made patches where we could and where new roofs were needed, well, time to bite the bullet.
If you are looking for a long term solution, don't use a tarp.
Tar / patching depends on what is around it and is only a band aid. Tar will last for years in some conditions and months in others. Can't say w/o more info.
Get some quotes but sounds like your roof is running on its last legs.
If the shingles are curling, bare or missing, just replace it properly. Whoever did it the last time didn't as you need to remove all of the shingles and then start. Having multiple layers of shingles will add to the weight of the roof causing damage and you have no idea what is under them. There might be parts of the plywood on the roof that need to be replaced. For the partial flat roof, see if they can raise it a bit on the top to give it more of a slope. Flat roofs are horrible for leaks and holding water.
Augusta, GA · Member since 2014 · 1k+ posts · 1k+ votes
5y
I agree with the comment that flat roofs are horrible for leaks. My partner was a roof and truss designer and hated flat roofs.
Tarps are a useless choice as a long term solution to a leak. They may work temporarily but remember that unless sealed very tightly water can easily get under them during a heavy rain storm and they protect...nothing.
Brave enough to climb up on these roofs? If you check the area where the leak seems you may find it is due to something simple such as a "popped nail" (if a shingle roof). Or, you can go up in the attic, have someone either up on the roof or on a ladder up close the roof with a hose. Turn on the water, having them mimic a rain storm and perhaps you can find where the leak is. If just in one place patching may be all that is needed. If in multiple places it may be time to replace the roof.
Real Estate Investor · Williamson County, TX · Member since 2011 · 1k+ posts · 961 votes
5y
@Rema W. Have a roofer take a look. In Texas we try to wait for a hail claim, but roofs don't last forever. You don't want the additional expense of repairing damaged structure. When you say flat roof, hopefully you have a slight slope, because there are "flat" roof systems using modified bitumen (peel and stick nowadays) or tpo.
Investor · Milwaukee - Mequon, WI · Member since 2010 · 5k+ posts · 7k+ votes
5y
To be frank, the question is a bit shocking to me. This is not how you run a professional business. And here is the main reason why: your tenants will always match your property. Nice house = nice tenants; tarp on the roof = .......
Have the roof replaced asap! If it is a flat roof, use a white membrane, it will keep reflect the heat, save energy and last longer. If you have asphalt shingles, pay a little extra and opt for dimensional 35 year shingles; the majority of the cost is labor - don't pay for it twice!
The capital you spend on a new roof is an investment in your asset, the money you spend fixing interior damage is just a loss. Plus what are your tenants thinking? The single highest expense in this business is always turnover!
WorldWide · Member since 2016 · 1k+ posts · 1k+ votes
5y
Rema, a visual presentation would do wonders in the kind of feedback you will receive. Currently your question is akin to asking, "my car broke down, how do i fix it?"
construction · Nacogdoches, TX · Member since 2011 · 2k+ posts · 1k+ votes
5y
I used to be a roofer and I also installed blue Tarp for FEMA.
Need pics in a bad way.
I think what you are describing is where it was added on to wrong. Often people who don't understand building will just build an add-on and make it flat. Or at least very low pitch. They get the money and you never see them again. If this is the case no matter what you do it will always leak.
i have come across clients that I would not do the roof unless they let me rebuild it properly. My remodel company was full service.
If you're tight on money, use tar but understand that you need a new roof soon. Start putting that money away. Option 2 is to sell it. There was a house in NC that 5 years ago went on the market for 10k. It needed to be torn down so no one bought it. It sold Saturday for 50k to someone.
Long story short, if it's a money pit that you can't afford maybe it's time to see what it will bring on the open market.
Investor · Milwaukee, WI · Member since 2013 · 1k+ posts · 1k+ votes
5y
...I hear ya...I really do. Everyone does. We all do what we can, as we can, and hope for the best to make it down the road.
But that darn roof issue isn't going anywhere. Those things just don't last forever and eventually there just isn't anything for it other than replacing it.
Tarps and tar...no.
Replacing a couple of shingles to get on down the road for a bit...perhaps.
From reading into what you wrote, I'd say you need somebody who is truly qualified to assess your roofs for you. Not the neighbor, not people from BP, you know what I mean.
Contractor · Marietta, GA · Member since 2019 · 7 posts · 3 votes
5y
@Rema W.
Unless you’re a slumlord, buck up and put a new roof on the place. Otherwise you’ll wind up with unseen water penetration and all kinds of mold and nastiness within walls and other places you don’t have access to.