How Much Does Self Adhered Modified Bitumen Cost? (Updated 2022)

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The first question that needs to be answered when you want to know the price of a self adhered modified butimen roof from Mulehide is, how long of a warranty would you like?

For example, Mulehide offers a 10, 15, and 20 year warranty, but it depends on the number of layers you buy for your roof. If you buy a base layer plus the cap layer, you get 10 years of warranty.

If you buy a two base layers and one cap layer, then Mulehide secures you a 15 year warranty. The longest warranty Mulehide offers residential flat roof customers is 20 years. In order to earn the 20 year length warranty the homeowner must have a nail base layer (to fully protect the decking), two base layers, and 1 cap sheet layer of self adhered modified bitumen membranes.

Flat roofs, when installed correctly, can be wonderful for a long time. Unfortunately, residential flat roofs have the most complaints from homeowners because the roof contractors they hired said they had flat roof experience, but didn't solve the details that cause leaks to the homeowner. Roof technology can be split into two categories: 1. water shedding technology 2. water proofing technology.

Clay tile roofs are an example of water shedding technology. Self adhered modified bitumen, TPO, and modified torch are examples of water proofing roofing technologies. Water proofing is a big responsibility that requires an obsession to detail. Most roofing companies don't have the patience to obsess over the water proofing a skylight needs or the waterproofing a pipe jack perforation needs to truly keep the water out of the interior of your home for decades to come. Is it impossible to waterproof a flat roof? No, it isn't impossible. But there is a direct correlation between the number of layers of self adhered mod bit and the quality of waterproofing.

We've identified the possible points of failure, so how much is going to cost you?

Here is an example for most of the materials list from a bid given to a homeowner in Briargrove neighborhood located in Houston, Texas. The homeowner chose a 15 year warranty (Nail base, 1 base layer, and 1 cap sheet layer).

The roof measures 2,642 square feet, and because the self adhered modified bitumen membrane comes in small rolls, we don't have to add much waste percentage.

Heavy Roller minimum 75 pounds (should be either included in the price, although some companies will charge rental fee)

Nails Price List (usually the first 1000 nails are included):

1-1/4" Coil Nails $57.99 per box

1-1/4" EG Roof Nails - 50 #/BX $65.99 per box

1" Plastic Cap Nails 2000 Box $26.99 per box

1-3/4" Coil Nails $74.99 per box

1/2" Plywood Clips $16.99 per box

Labor for tear down, roofing, cleaning, disposal of debris $6200

Qty 32 Sticks of 6 Inch Drip Edge 10 linear feet sticks $20.50 per stick = $656.00

3 - Step Flashing Per Bundle 8ft x 8 ft $64 each = $192

Equipter RB4000 Rental Per Day $300

Dumpster for debris - Included in Overhead

16MH1215 - 5 gallon Mulehide 121 Asphalt Primer - 16MH12114 Spray Can 15 oz

16MH4213 - 5 gallon 421 Mod Bit Flashing Adhesive (3 gallon available)

Qty 18 - Rolls of 06MHSANB - MuleHide SA Nail Base 2 SQ/RL $97 each - $1746

Qty 18 - Rolls of 06MHSAB - MuleHide SA BASE SHEET 2SQ/RL $99.25 each - $1786.50

Qty 33 - Rolls of 06MHSAAHB - MuleHide SA-APP CAP SHEET HEATHER BLD 1SQ $96.75 each = $3192.75

Overhead $3762.07

Permit $29.72

Shipping of Materials $100

Sales Tax 8.25%

Ask different roofing companies which is the best option for a residential flat roof and each of them will focus their answer on what is most profitable to them, not what is the best solution for your home and your family.

Here is an example: the roofing company that specializes in selling coatings will tell you not to change your flat roof. They will insist of adding another layer of roof to your existing structure by adding a coating. Their input costs are rock bottom so most of what they charge you is all profit. They prefer this route because there is a large price gap between coatings and the next option: namely, modified torch method.

The roofing companies that like the modified torch method will tell you this is your only option because TPO and Self Adhered Mod Bit are inferior choices. The truth they don't disclose is that they don't have the people to properly do self adhered mod bit, TPO provides less margins for them, and the modified torch is their method of choice because they have most profits relative to input costs.

Personally, I think it is irresponsible to have an open flame on a residential roof with a pool in the backyard. I don't recommend modified torch for a home because of the fire hazard involved. The reward isn't worth the risk. We would rather have less margins, but offer the safer method to you and your family. The flat roof homes with pools require phosphorous testing after the modified torch installation to ensure your pool's water is safe for your family. Most roofing contractors don't want you to know that, either.

After you add everything together, expect to pay between $6.00 per square feet to $7.50 per square feet. Could you pay less than that? Perhaps you could pay more, but if price is what you pay and value is what you receive, then what are you not getting from the less costly bid?

Roofing companies take shortcuts on the accessories. Some roofers that charge you less will re-use parts of your old roof and bill you as if you were getting new ones. Unethical practices by budget roofing companies plague the industry. Ask for detailed estimates to avoid being duped by roofers.

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I have black stains on my roof. How can I get rid of them? My neighbors have them, too; now that I think about it

Hi Aristi, thank you for your question. Use oxygen bleach to clean your roof and please read the article we wrote because it explain with great detail how to do it correctly. We even gave tips on ladder placement. Better yet, let us do it. Contact us for exact pricing. ( Our roof cleaning service starts at $200 and goes up from there. Thank you

It's my understanding buying a class 4 shingle will lower my insurance premium, but will it lower my coverage?

Hi Bailey, thank you for the excellent question! The safe answer is "please check your coverage detailed in your policy". For the more thorough and deeper way to answer your question, I asked many colleagues and only one had a unique answer. Robert from Oklahoma City said one of his clients that bought class 4 shingles did receive a lower premium, but he lost the hail coverage. I was shocked to learn about this real world example about how this specific insurance company handled this upgrade. It could strictly be a case of correlation and not causation, but it's still interesting. Thank you for taking the time to ask your question.

One of your employees left a postcard on my door and I figured you could answer my question - What questions should i ask roofing companies before i hire them?

Hi Chad! thank you for your question. Several very important questions you need answered before hiring a roofing company are: - what is the square footage of my roof? - what waste % are you calculating for the complexity of my roof? - what brand/type of shingles are you offering me? - how much are you paying for the shingles from your supplier? - show me your certificate of insurance - show me your certificate of worker's comp insurance - show me where you have added me as an additional insured on your insurance policy - do you have a 3 day cancellation fee? if so, waive it. - how much will deck repairs be per sheet of plywood when decking is exposed and visible? - show me the list of materials necessary to install to keep the asphalt shingle warranty valid - what are the additional steps you are taking to protect my home from debris and nails being left behind? - provide me a full list of materials that are being installed on my roof. - what is warranty for labor? for how long? This list of questions is a great place to start. Most roofing companies don't want you to ask them because they are underinsured, overcharge for materials, cut corners by reusing your old roof parts, etc... I hope this helps!

A company is telling me I can get my roof for free from the insurance and they would cover the deductible if I hire them. Is this true? (I'm in Texas)

Please don't do that. The insurance deductible is a contractual agreement you have with your insurance company. In Texas, Texas Law House Bill 2102: It is illegal for contractors or roofers to offer to waive a deductible or promise a rebate for all or part of a deductible. Under the new law effective September 1, 2019; violators could get up to a $2,000 fine and up to six months in jail. If a contractor offers to waive a deductible, report it to the Texas Attorney General’s Consumer Protection Hotline at 800-621-0508. Do not commit insurance fraud by accepting unethical and illegal practices. Thank you for your question

This article will certainly help me make an informed decision.

Hi KD, glad we could help. We'll have a new feature on the website where you'll be able to get a Date of Loss for your insurance roof claim. Coming soon, FREE!

How long should it take for a company to give an estimate?

Hi Holly, responsiveness is a great way of showing a customer we care. We can do an informal estimate within a few hours and a formal estimate within 24 hours.

The last roofer gave me a two line estimate so I asked for more information. Haven't heard anything yet.

Hi Melinda, a detailed estimates should have detailed line items of the type of products including brand, quantity, color (if possible), with price. If you would like contact us and we can help you with a detailed quote. Thank you.

Great information. What city are you referring when you give the $350 to $450 average?

Hi Sally8100, thank you for your comment. This article is referring to Texas and Oklahoma City.


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How will I know how many layers of flat roof my house has before I commit to re-doing the roof? I don't want the roofers to discover a second or third layer and then the job exceeds budget

Hi Kasey, thank you for your excellent question. Pay the roofing company to perform the test on a small area of your flat roof before you start the project. Have the contingency in place that the price paid for the test includes the repair in the event you don't proceed with your new flat roof.




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