Roofs in MA

Horrible Rubber Roofing

There has been a lot of discussion on our rubber roofing page (created a while ago), with many roofing contractors defending the EPDM rubber roof as a “good and proven” system, that is widely installed. While I agree that it is widely installed, I contest the notion that it is good and proven, for many reasons, which I will outline below, with examples as proof. But first, I will outline the basic premise on which I will base my statements.

Basic Premise of this “Horrible Rubber Roofing” article

Rubber roof (EPDM) is widely installed because of its relatively low cost. It is NOT as good as many roofing contractors say it is, and the reason why I call it “horrible” is a complex, but there are two major parts to it: Continue reading

Cool Flat Roof Installation in Weston MA

In the early fall of 2012, Cool Flat Roof installed an IB PVC roof with tapered insulation and new gutters on a beautiful contemporary new construction house in Weston, Massachusetts.

Initially, the homeowner contacted us, looking for a “rubber roof”, and I immediately explained that we do not install EPDM rubber, because it does not meet our quality standards (more on why we don’t install rubber roofs here and here).

Instead, I suggested our IB PVC flat roofing systems, with Lifetime Warranty, and hot air welded seams, that will never come apart. After receiving аn estimate from us and several other roofing companies, they chose us to install a more expensive, but a much more durable and long lasting IB roof.

Cool-Flat-Roof-Weston-MA

Roof Details

Total roof size was approximately 3500 sq. ft. installed on two levels – the main upper roof, and a lower garage roof, connected to the back porch. The roof was to be installed over unprotected roofing substrate (plywood), and we had to start the roof and get it watertight fast, in lieu of prolonged, massive rains. We installed all roofing materials and welded all seams and flashing in 2 days, to protect the substrate and inside of the house from being damaged by rain water. The roof was priced based on our Flat Roofing Calculator, so there were no last minute surprises about the cost of this project.

IB Roof Installation in Weston MA – video footage taken on the job:


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Metal Roofing Prices – Find Out How Much a Metal Roof Costs

Metal roofing is an excellent choice for quality-minded homeowners, because it is virtually the only lifetime roofing system that is light-weight, long-lasting, and most of all – affordable. There is much confusion about the cost of metal roofs, as there is a wide range of styles and materials to choose from, with some costing a lot more than others. In this guide, we will show you how much you should expect to pay for different metal roofing systems, and how the choice of different metals will affect your total cost.

Cost of Metal vs Other Alternatives

Many people considering metal roofing, make a common mistake of comparing its cost to asphalt shingles (the most common and inexpensive option for sloped roofs). This is not an accurate comparison: metal roofs are a lifetime roofing material, while asphalt shingles are not. You can expect to replace an average asphalt shingle roof every 15 years. Even the “50 years” or “lifetime” asphalt shingles won’t last more than 25-30 years, as they will simply dry out / roast under sun’s heat and ultraviolet rays.Consequently, metal roofs costs 2-3 times more than asphalt shingles.

Even if you only replace an asphalt shingles roof twice over the course of 30-40 years, you will end up paying the same amount of money or more than it would have cost you to initially install a metal roof.

In terms of price differences, metal should be compared to its counter-parts in the roofing market – other lifetime roofs, such as natural slate, clay Spanish tiles, concrete tiles, and lately, synthetic slate roofing. An average metal roof will cost you only about one third the price of natural slate, while it will look the same or better, and last at least as long. Also, metal roofs cost just as much as cedar shingles roofs, but they will outlast cedar shingles by at least 3 times on average, as cedar shingles rarely last longer than 20 years, due to moisture, mold, mildew and moss growth, etc. Also you can get a metal roof that looks just like a cedar shingles roof, at almost the same price.

residential metal roof

Metal Roofing Prices

Although prices differ from region to region, metal roofing prices are more stable and uniform, compared to the cost of asphalt shingles. Prices provided in this article are the going average in Massachusetts, Connecticut and Rhode Island, but there should not be much difference in metal roof cost where you live, unless the economic situation in your region is very dire. Usually roof prices have a direct co-relationship to the cost of living in your area, and metal roofs are no exception. We will list prices for different metal roof materials in the order from low to high.

Before we dive in, lets establish a reference point for which all prices are given: Our model will be a 1500 sq. feet gable roof with one chimney, a ridge and two roof “planes”, as well as 3 bathroom vent pipes. There are also two skylights on the roof and about 50 feet of roof to wall flashing (side-wall flashing). Our “model” roof has a plywood deck with no shingles, or any other roofing materials on it and all wood is in sound shape. We will install 3 feet wide Ice and Water Shield along the eaves, and GAF DeckArmor underlayment on the rest of the roof. We will also install 5 snow-guards over each door used in the winter, over garage doors, and a ridge vent along the ridge.

Basic Rundown of Roof Specs

  • Roof slope – walkable – 3 to 6 roof pitch
  • No tear-off
  • Roof installation to include Ice and Water shield along the eaves / valleys, and GAF DeckArmor over the rest of the roof
  • Roof installation includes Ridge vent cut in and installation
  • Roof installation includes new, color-matching chimney flashing and counter flashing
  • Skylight flashing and chimney flashing for more than one chimney is usually extra, and is not included in the following per-square roof pricing
  • Snow guards are normally installed only over doors, which you use in the winter – typically 5 or 7 snow-guards per door. Any additional snow-guards are charged for at about $15 per snow-guard
  • When roof difficulty goes up, the price-per-square goes up. So a roof with many valleys, dormers, side-wall flashing, etc., will cost more than a simple roof in the picture bellow

Exposed fasteners (EF) metal roofing – Multi-rib / R-panel / V5 crimp panel / corrugated metal roof prices:

The price of an EF metal roof averages between $600-650 per square. This price is due in part to considerably lower quality and cost of roofing materials, as well as faster, simpler installation.

Unlike architectural metal roofing, such as standing seam, exposed fasteners metal roofs cost considerably less, but are also of a much lower material quality and are limited in terms of installation / flashing methods for complicated roofs. EF metal roofs are designed to be a cheap option for farm / industrial / commercial buildings, and are rarely used on residential homes.

This type of metal roofing is usually made with a cheap 29 ga steel and acrylic paint / coating, instead of a minimum 26 ga steel and Kynar 500 paint for architectural standing seam. Also, the limited flashing method makes this type of metal a bad choice for complicated roofs. Exposed fasteners increase the chance of roof leaks and will normally require re-sealing and re-tightening in about 10 years, as neoprene rubber gasket dries out and water begins to seep in.

Steel Shingles

Steel interlocking shingles is the least expensive architectural metal roof system. On average, one square of steel shingles will cost you about $800 to install on a simple roof such as the one described above, excluding any tear-off, and other extras such as multiple chimneys/skylights flashing, gutters, leaf-guards, etc. This price includes any one of the three available profiles: Slate, Wood Shingle and Tile.

Being the “least expensive” does not mean that it is “the worst quality”. In fact, steel shingles, such as those demonstrated above, are a very high quality metal roofing system, but cost the least. This is because they are the least expensive metal for us to purchase, and are the “easiest to install”.

Aluminum Shingles

Similar to the prices of steel interlocking shingles, aluminum shingles will cost $900 per square, which includes the difference in material prices. All other items remaining the same, aluminum shingles installation is virtually the same as steel shingles, with the exception of using aluminum ring-shank nails and usually not using clips, as aluminum shingles are smaller (1 sq. ft. each) and have a built in attachment “ear”.

Standing Seam

A simple roof with standing seam metal panels will cost about $1000 per square for a steel metal roof. An aluminum standing seam metal roof will usually cost about $1100 per square to account for the materials price difference. Also, the snow-guards choices for standing seam roofs offer a great range for styles, but increase the overall cost as well.

There are a number of reasons why standing seam is more expensive than both steel and aluminum shingles. First, the prices for standing seam material itself are considerably higher, as the metal gauge is higher compared to metal shingles in both steel and aluminum. Second, installation of standing seam is more complex, time consuming and difficult, and becomes even more so if there are any roof penetrations such as sky-lights or chimneys. This is because the flashing method for roof curbs on standing seam metal roofs very complicated. Lastly, the price is higher because there is no way to install staging on a standing seam metal roof. Instead, the hydraulic lift must be used on most hip roofs, as there is no way to attach a hook ladder to it.

Specialty Metals – Stone Coated Steel, Copper and Zinc

Stone coated steel

Stone coated steel roofs usually cost about $1300+ per square, including installation of 2×2″ battens, and underlayment. All roof penetration flashing is rather complicated due to design limitations, and hence will cost even more than curb flashings for standing seam roofs.

Although stone coated steel roofs are pretty common in the south and the mid-west, they are rather rare in New England. Due to high material costs and complicated installation, stone coated steel metal is only installed when a specific style of a light metal roof is required.The most common style of stone coated steel roofs is the Spanish tile impressions.

Stone coated steel roofing is usually made form a 24 or 22 gauge, G90 galvanized steel, and is coated with tiny stone granules painted in typical colors of clay tile roofs installed throughout Southern Europe, with predominantly red and orange shades. These roofs are usually installed over horizontal battens, and installation goes from top to bottom instead of the typical bottom-up installation process.

Despite higher than usual roof prices, stone coated steel offers a beautiful look of a Spanish tile roof, at a fraction of the total cost of real clay tiles, while material quality is at lease the same, if not better. The relatively light weight of stone coated steel roofs eliminates the need for special framing required to support the weight of real clay tiles.

Spanish tile stone coated metal roof, which we installed at Venus De Milo restaurant in Swansea, MA

Copper

The least expensive copper roof shingles will cost you about $2000 per square. This number is not very firm though, as copper prices are very volatile and have risen dramatically over the last few years. This price includes all flashing made from 16 oz. copper as well as copper shingles which are also made from 16 oz. copper. You also have a choice of 20 oz. copper, but that will bump up your copper roofing cost another $100 per square.

Copper Spanish tile will cost you about $2750 per square, as it is made from 20 oz. copper, which by default costs considerably more than copper shingles and the installation of copper Spanish tile roof is also much more complicated.

Any custom copper work will be priced on an individual basis, as there is really no way to provide standard pricing for custom copper roof work. However, a typical straight panel copper bay window will cost you between $2500 and $3000. Any curved copper roof installation will increase the roof price dramatically.

Due to this high cost, copper is rarely installed over the entire roof. Instead, it is usually used for smaller, custom roofs, such as decorative bay-window roofs, curved metal roofs, etc. However, if you want to have a copper roof installed over your entire house, the most cost-effective copper roof would be to use copper interlocking metal shingles, which have the same design as aluminum shingles, and are once again the easiest type of copper roof to install, and cost less than copper standing seam.

Since copper is a pretty soft metal, is can be molded and formed to look like almost any type of roof. Copper looks particularly “awesome” when it’s made to look like Spanish tile, especially when the natural green patina occurs on it due to normal oxidation. The Spanish tile copper roofing is by far the most expensive copper roof, when you price it for the whole house. Of course it will still be less expensive per square foot, compared to custom copper roofing.

Zinc

Zinc roofing costs virtually the same as copper, though in some cases it is actually less expensive. In general, you can expect to pay $1800-1900 per sq. for zinc roofing on roof sizes over 500 sq. feet. A zinc roof is usually installed as standing seam, though, custom zinc roofing shingles can be ordered and manufactured as a special order.

Metal Roofing Resources

Use our Roofing Calculator to estimate metal roof prices in Massachusetts, Connecticut and Rhode Island, as well as get free roofing price quote, when you submit a roofing estimate request.

Solar Metal Roofing – Did you know that a standing seam metal roof can be combined with thin-film solar panels such as PV laminates made by UniSolar? Solar metal roofing is the most cost effective way to combine green metal roofing materials with Solar Panels, and get the best price for both!

Revive your roof deck with IB DeckShield

How would you like to have an extra outdoor private space in your home to relax or entertain guests? A roof deck is an ideal option that will not only be enjoyable for years to come, but will also increase the value of your home.

Whether you are thinking of constructing a new roof deck or would like to improve the one you already have, it is essential for your deck to be leak free.

There are a number of issues that cause leaks in roof decks and a number of best practices that you can follow to keep leaks at bay.

Common leak causes and other issues with roof decks

One of the common reasons why roof decks leak is ponding water that forms on the roof. Ponding water occurs for a number of reasons such as inadequate roof drainage or roofing material failures. Most flat roofing materials, such as EPDM rubber, rely on adhesives to seal the seams and flashing around penetrations. Over time these adhesives break down and cause leaks. Ponding water further exacerbates this problem by increasing the rate at which seam adhesive fails. Continue reading

Metal Shingles Roof Installation in Cumberland, RI

This metal roof installation was more of an emergency job. During Hurricane Irene, a large (1500 lbs.) tree fell on the roof of this house in Cumberland, RI, breaking much of the framing and roof sheeting, and leaving a huge hole in the roof, as well as destroying a previous roof that was on the house – Interlock’s aluminum shingles roof, that was installed just a few years prior.

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Flat Roof Repair in Needham, MA

We performed this PVC roof repair in Needham, Mass. in October 2011. This was the second time we repaired this 25+ years old Sarnafil PVC flat roof in the last two years. The first time we fixed this roof was exactly two years ago, in October of ’09 – check out our first overview, which covers this roof in particular, and nuances of repairing old PVC flat roofs in general.

Quick Overview of the First Repair

In October of 2009, we fixed this roof for the first time. A contractor was doing some fascia repair work there, and threw some tools onto the roof, creating a hole in the old PVC membrane. We repaired it using new IB PVC flat roofing material. First, we cleaned the old roof with warm water (to remove all dirt and small debris). Next, we rubbed it with acetone and a rough brush, to clean the membrane thoroughly, so the new patch would weld nicely. Then, we welded a PVC patch over the hole, which sealed the roof.

Old patch next to 2 new patches:

Image of PVC Flat Roof Repair in Needham, MA, done by CoolFlatRoof.com

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Flat Roofing Tapered Insulation Questions (from an email conversation with a customer)

This post is actually an email conversation with a customer, regarding Tapered Insulation and our flat roof installation in Cambridge, MA done in the summer of 2010. This email conversation is posted as is with the customer’s permission – the only editing on this post was done to remove any personal information, and spelling :). I thought this would be helpful to our readers, who are interested in tapered insulation and/or have ponding water problems with their flat roofs.

Here is the original roof video, so you have a better idea about this roof:

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Flat Roof Installation in Cambridge, MA

Image of Flat Roof in Cambridge MA

We installed this flat roof near Harvard Square in Cambridge, Massachusetts in the summer of 2010. The installation consisted of four separate roof sections on different levels of this house, which at the time was undergoing major renovations inside and out, including total new insulation in walls and between roof rafters, a new heating system with radiant floor heat, new energy efficient windows, and a new IB PVC flat roof (which we installed of course).

The old rubber roof was leaking and we had to remove it, including the wet roof insulation. We installed a new 50-mil white IB Flat Roof, with 4 inches of tapered insulation (4 inches at the highest point and 1 inch at the lowest level). The tapered insulation system was utilized to eliminate ponding water on the two bigger sections of the roof. At the deepest point, there was as much as 2 inches of ponding water, and a puddle with at least 12 feet diameter. This ponding water caused both roof leaks and the roof rafters settlement.

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Get Metal Roofing Tax Credit Before It Expires on Dec. 31 2010

If you are a homeowner and you are planning to replace your roof soon – whether because it leaks, or it is getting old and you want to replace it before its starts leaking – a metal roof is one of your best options. Of course, costs might be a factor in your re-roofing decision. While a metal roof initially costs more than an asphalt shingles roof, there are a number of ways it will actually save money in the long run.

Longevity

Metal roofs provide a much longer lifespan, compared to regular asphalt roofs. An asphalt shingles roof costs about 2-3 times less than a metal roof, depending on various factors. At the same time, a metal roof lasts a lifetime, whereas most asphalt shingles roofs will need to be replaced within 15 years. Galvanized steel or aluminum metal roofs will last on average 50 or more years, giving you peace of mind in knowing that your roof will not leak, and that you won’t need to do regular maintenance or occasional repairs.

Tax Credits for Cool Metal Roofs

The cool roof coating on metal roofs makes them much more energy-efficient, which will substantially reduce your cooling costs, even in the mild climate of New England. Moreover, the government offers a 30% cool roof tax credit, with a $1500 cap, for any qualifying metal roof installation.

All of our metal roofs do qualify for this tax credit, as they come with a cool roof coating and are Energy Star certified. There is a catch however – the tax credit will expire on Dec. 31, 2010. So if you are considering installing a metal roof, doing so before the new year is the way to go.

Consider this – most residential metal roofs will cost about $15000, so the tax credit is about a 10% discount off the total roof cost, and most metal roof installations will qualify for the full amount of this tax credit. Basically, now is the best time to have a new metal roof installed, because we don’t know when or if the cool roof tax credit will ever be reinstated.

Protection Against Ice Dams

Metal roofs offer supreme weather protection for your home, which will save you a lot of money on repairs. Most houses in the north east region, get ice dams along the roof eaves, and the way an asphalt shingles roof is designed, allows the ice dams to cause roof leaks, which in turn can cause substantial structural damages, and will require other repairs to the roof and the interior of your home.

Metal roofs offer inherent protection against ice dams. The interlocking design of metal roofs will prevent ice dams from penetrating your roof. Also, most of the snow will just slide off your roof, even before ice dams can form.
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Flat Copper Roofing – Newton MA

In July of 2010 we installed a new IB PVC flat roofing system with custom-made copper drip edge metal, on a new construction home in Newton, Massachusetts. This house is located around the corner from Newton Center.

In this job profile we will demonstrate all stages of this roof installation, and show the new Copper Drip Edge, which IB roof systems has recently introduced and made available to its certified roofing contractors.

First, let’s go over the roof specs and details. The building on which the roof was installed is an new construction garage / guest house with two car bays on the first floor and guest rooms with a balcony / deck on the second floor. Because of height limitations in Newton, MA, the top portion of the roof had to be flat, with a little slate roofing mansard around the roof perimeter, to resemble the slate roof on the main house. The home owner chose IB PVC Flat Roof, as the roofing material for their building project.

image of Flat Roof with Copper Drip Edge in Newton, MA

The roofing material we used was an 80-mil white IB PVC membrane, mechanically attached to a wooden substrate, over 3 inches of tapered ISO insulation. All seams were hot air welded using Liester welding equipment.

Around the roof perimeter, we installed IB’s new Copper Drip edge metal with PVC coated flange, which allows us to seamlessly integrate copper with an IB roof. The PVC cover tape is welded to both the roofing membrane and a drip edge metal, leaving exposed copper to give this roof a beautiful look of a classic slate roof with copper flashing.

On the second floor, we installed the same 80 mil roof with differently shaped copper metal, over a walk-out balcony deck, and additionally flashed the roof and door opening, with IB’s pre-manufactured flashing accessories. After the membrane was installed, a floating roof deck was installed on top.
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