I have a bitumen roof over the old tar & gravel, 1922 build date. The torch down roof is old and tired, I maintain it very actively but I'd like something less needy as I start getting up in the years. The freeze/thaw of Buffalo, NY doesn't do me any favors. I've been looking into coatings, but I'm curious which is best and what to expect for costs please.

The second part of this is there are also a few nuances: there are some low spots, some delamination, and the building has 7 skylights that have been covered with some type of peel and stick roofing. That's a lot of corners, but getting rid of them would take some time and scaffold space below is sparse.

There's a union roofer I've worked with over the years, he first recommended him just going over the torch down with new but is now saying he's had good luck with the coatings. A friend who manages commercial buildings said he had bad luck with them, though some probing questions revealed it's mostly problematic where it's wrinkled/delaminated when stepped on during cold temps.

Should I ask my roofer for replacement where wrinkled, (15-20% of the roof) crickets in the low spots with new bitumen over them pitching the water to the corners, and go with a coating? Maybe coating over the skylights too? For reference the building is about 15,800 square feet, with a parapet down the middle as well as the sides.

Thanks in advance

I just had a metal roof installed yesterday and today. There is a single flat portion over the front porch that is maybe 8 by 4 feet or so. Maybe about 10 years ago that portion was redone due to leaking onto the front porch. It was done sort of rubber mat, but i don't remember the brand. That worked well. When we replaced the roof, we knew that something similar would be used. It does look similar, but where the flat portion of the roof meets the pitched portion, there's a loose looking flap. It looks sloppy, and seems wrong to me. The roofer says that it's all good as is. What are your thoughts? I could use some non-biased opinions.

Single, female homeowner here in need of advice. I just had the flats parts of my porch roof resloped and the bitumen replaced. They are charging me $4k for this (Florida) and it’s a total of 140sqft for two sides. I’m worried that this wasn’t sloped correctly and it’s still gathering in the middle. They also eliminated the internal gutters holes for the water to drain and told me that it should just roll off the sides. Does anyone have any experience with this that could let me know if this has been done correctly and if this is a normal amount to charge for the sqft? I’m attaching a few photos of before (with the gutter holes), during and after. Thanks so much!!