Roof repair for a 51K sqft tilt wall building in Houston
Received a quote from a company (EverSeal) for approx $3.5/sqft for a sealant and vents that comes with a 50 year transferable room leak warranty. Does anyone have experience with this?
[{"id": "gzu6yde", "text": "I have had mixed success - have put it on about 60k sq ft in total. Some of that has been torn off and done properly with TPO  I would only put it on a roof that is very dry at time of application and that drains reasonably well. If you have saturated insulation or slumping spots that don't drain, ultimately the coating will fail.\n\nThe 50 year warranty is a joke. \"Meets same physical properties\" ok sure, in a lab. Does that cover failing to adhere to the substrate? Probably not.\n\nIf you have bad ponding the only solution IMO is tear off and reinsulate with crickets/tapered iso as needed so the roof drains correctly.\n\nOTOH if you have a marginal end-of-life roof that is generally dry except for some seam or flashing failures, this could work well.\n\n$3.5/ft might be aggressive, I'd check how many mils they're laying down at that price. But if it's a big roof I guess it's in the ballpark .", "replies": [{"id": "gzz3lnz", "text": "Thank you. That was very helpful. The quote came in at $170K ish for 51K sqft roof. Does that seem to be in the ballpark to you? My business partner and I would rather do it right. We plan to sell the building in the next few years.", "replies": [{"id": "gzzcov0", "text": "In the ballpark. \nI would also get a reputable commercial roofer to quote you TPO and see if it needs a tear off to do that or if you can go over the top with a fleece-backed TPO. So you can compare that alternative.\n\nI'm assuming you have mod-bit roofing or similar now.\n\nA buyer will likely place more value on new TPO over a coated roof. But if I was exiting the building soon and it met the criteria I mentioned above, I'd probably lean toward saving $$.\n\nOh another big consideration is that roof coating is generally maintenance expensed as OPEX vs amortized CAPEX. You may want to consider your tax basis in the property and risk of not being able to 1031 and/or high capital gains taxes. Expensing this year could be attractive.\n\nLots of variables!", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "h00fqj2", "text": "You know I'm gonna come back here and say my 2 cents is don't use Everseal. There are a million companies that do this type of work. Why? I visited their website after your post, did not enter any info, and today received an email from them asking me to \"finish my quote\". Nope - didn't click on a quote or input any info. They must have purchased some form of cookie-email tracking database, its invasive marketing, and I find that sketchy AF.", "replies": [{"id": "h034x39", "text": "Almost r/wellthatsucks material. I hate this intrusive marketing everyone is indulging in. I make it a point to not buy from companies that do it.", "replies": [], "depth": 2}], "depth": 1}]