Hey everyone,
I've been dealing with a leak on my flat roof TPO at seams near my HVAC units. The issue seems somewhat localized, but so many contractors are pushing full replacement. I got a couple quotes and I'm trying to sanity check whether we should just replace the TPO or try to squeeze more life out of it. Unfortunately I don't know when it was last replaced, and I've been told it was installed incorrectly to begin with. Located in California (FYI)
The replacement scope would be:
- Full tear-off
- New 60 mil TPO system
- New insulation + fastening
- Heat-welded seams + new flashings
- 15 yr manufacturers warranty + 10 yr workmanship
- Permits included
So my questions are:
- Would you guys go straight to replacement or try a repair (reweld seams / patch / silicone + fabric) to buy time?
- When do seam failures = “roof is done” vs. still repairable?
- Realistically how long can a repair hold (1-2 yrs? more?)
- Are contractors biased toward replacement here?
Feels like this could be a $2-4k repair or a $15-20k replacement decision, but don’t want to throw good money after bad if the system is already failing.
Curious how y'all would think about this/look at it?