The situation

The owner had been getting recurring complaints from top-floor tenants about minor ceiling stains and slow leaks during heavy rains. The roof was 25 years old — original tar-and-gravel built-up system — and clearly at end of life. The owner had three goals:

  • Replace the roof before a major failure forced an emergency response
  • Minimize disruption to 12 occupied units
  • Land within capital reserves rather than triggering a special assessment

Our site walk confirmed full replacement was needed. The owner was right that this was past repair. We proposed a phased weekend schedule to address goal #2, and worked with the owner's accountant on payment milestones to address #3.

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The scope

  • Full tear-off of original tar-and-gravel built-up roof — approximately 6 tons of debris removed
  • Deck inspection and repair — replaced 32 sq ft of rotted plywood, primarily around two of the four roof drains
  • New tapered polyiso insulation at R-25, redirecting water to the existing drain locations (which we relocated slightly to optimize flow)
  • High-density polyiso cover board
  • 60-mil EPDM membrane with adhered seams, ballasted at the perimeter
  • New cast-aluminum drains with overflow scuppers
  • New copper-coated steel coping at the parapet wall
  • 15-year manufacturer warranty with optional NDL upgrade (owner declined — standard 15-year was sufficient for their hold period)

The phased schedule

We split the 4,800 sq ft into three roughly equal sections, each completed during a single Saturday-Sunday window:

Weekend 1: rear third of the roof. Tear-off Saturday morning, full system installed by Sunday evening. Watertight at end of each day.

Weekend 2: middle third. Same pattern.

Weekend 3: front third including the cornice interface and perimeter coping. Final water test Sunday afternoon.

Tenants were notified 14 days in advance of each weekend. Loud work was concentrated in 9am-5pm windows per NYC noise ordinance. No interior unit access was required at any point.

What this cost

Total project cost: $48,750. That included the phased schedule premium (approximately 12% above a single-weekday execution), the deck repair contingency, and the relocated drain detail.

Funded entirely from the building's capital reserve fund. No special assessment required. Payment structured as 10% on signing, 30% after weekend 1 completion, 40% after weekend 2, 20% on substantial completion of weekend 3.

What the owner said

"Quoted lower than two other contractors and the scope was actually MORE complete. Tapered insulation included. Cover board included. Real bid, not a teaser."

— Anna R., Williamsburg multi-family owner