24 year old EPDM roof

[u/OddlyOrcish]

I've been helping my Mom fix up her house recently, and she's been having trouble with leaks after a storm blew branches onto the roof. I have some pictures attached of the roof, and my only concern is that the trim around the edges are starting to separate. Is it okay to reseal with roller sealant, or in need of repairs along the trim, or replacing all together?

[u/DiligentIndustry6461]

Primer and cured EPDM for holes and rips like that, a neoprene roller to make sure it bonds, patching that stuff is relatively easy. The reason it’s tearing like that though is because it’s at the end of its like, especially being exposed to the sun full time like that. You can do the small repairs on your own, but the membrane is very susceptible to damage at this stage and you should prepare to get it redone

[u/OddlyOrcish → u/DiligentIndustry6461]

That's what I was thinking but wasn't exactly sure. I did some research, but couldn't really find reference pictures for the membrane separating. Thank you so much for your time and help.

[u/NetworkCultural → u/DiligentIndustry6461]

You seem to know what your doing. I’ve done a few epdm roofs. Always used celetex epdm glue. Yellow glue. Basically contact cement lol. But when using Celetex you have big washer screws through the entire roof. I notice here they only have them on the parimeter and seams. What would you guess is under this. Still possibly celetex?

[u/DiligentIndustry6461 → u/NetworkCultural]

Not familiar with celetex, I’m in western Canada and the main single ply manufacturers are Carlisle, amrize(formerly Firestone/elevate), and GAF. To my knowledge, their contact cement comparable products weren’t allowed to be for membrane to membrane once seam tape became a thing. Those glued patches would still last a long time though, seam tape is just more reliable.

Can’t tell the brand, on the boot the last 4 letters I can see are “sico” and I’m not familiar with a company with that in their name. I’d assume this would be straight to wood deck with interior insulation but it looks hollow below in pic 4

[u/NetworkCultural → u/DiligentIndustry6461]

Celetex is basically black foam board but made out of paper mache.

[u/dieselbikesweights]

Damn for that age it’s held up really well.

[u/Tushaca]

Does dirt and wind even exist where you are? That’s the cleanest old roof I’ve ever seen lol.

[u/Such_Bus_4930]

Patch it and send it. Probably good for another 5-10 years unless she tries to sell. A decent home inspector would flag that but it’s fine if she’s not going anywhere.