Three Roof Red Flags That Double a Re Roof Budget
Three variables decide whether a commercial re roof lands on budget or far above it. None of them shows up in a quick walkthrough, and all three can be checked before you close.
The checklist
- Red flag 1: more than one existing roof layer
- Red flag 2: poor site access or a long haul to the landfill
- Red flag 3: a heavy load of rooftop equipment and penetrations
1. How many roof layers are up there
Every existing layer has to be torn off, hauled away and paid for at the landfill. On a large building, a second or third layer can multiply demolition labor and disposal cost. Codes also limit how many layers a roof may carry, so an overlay may not be allowed. Beyond the cost, extra layers add weight the structure was not designed for. Core samples show the layer count in minutes.
2. Site access for debris removal
Tear off waste leaves the roof by chute, crane or hoist and leaves the site by truck. Tight sites, occupied parking, height limits and long drives to the landfill all add labor hours and trips. Ask how debris will leave the site before you accept a budget.
3. Rooftop equipment volume
Each HVAC unit, curb, vent and pipe needs flashing work, and each is a potential leak point. Units may need disconnecting and lifting during the work. A shopping center crowded with equipment is a very different job from a clean warehouse roof of the same size.
What to do before closing
Ask for core samples, a layer count, a site access review and an equipment count as part of your roof due diligence. Then carry the result into your capital plan.