Recently, we purchased a property that includes an old manufactured house, approximately 50 years old. The house features a metal roof, which has developed leaks over time. We attempted to patch the leaks with silicone, but during heavy rainfall, it leaked again, causing damage to the ceiling. Upon removing the drywall from the ceiling, we discovered that the metal roof is rusted and damaged.
The leaking area is in a room that the previous owner extended, resulting in a nearly flat angle of the roof. While it doesn’t snow often or heavily, during some winters, we do experience significant snowfall. In such cases, snow can accumulate on the roof for days or even weeks, potentially worsening the issue.
We believe that applying multiple layers of silicone might provide a solution to the problem. The size of the room experiencing leaks is around 400 square feet, while the rest of the house is not leaking. Therefore, we are considering replacing or installing a new metal roof only for the current leaking area.
We are hoping to avoid the expense of installing a completely new roofing system if possible. Could you please advise us on the best and most cost-effective way to address this issue? Any guidance you can provide would be greatly appreciated.
You can see pictures showing the rusted and damaged metal as seen from the room and a roof of leaking area here : Imgur: The magic of the Internet
That metal must be replaced, or a different roof covering system should be installed, such as EPDM or similar. A coating will not be durable or reliable, in my opinion. Waste of $$.
What type of metal roof is it? Standing seam or corrugated with exposed fasteners? Since coming to Hawaii to inspect (from Oregon) I see A LOT of the exposed fastener roofs and they pretty much all leak. Standing seam are definitely better. I’m having a hard time visualising your issue but when you talk of low/no slope that’s always going to be a problem and it sounds like just the wrong materials for the situation.
I agree with @bcawhern1 that it should be re-roofed. If it’s corroded, unless the corrosion proccess is chemically $topped, it will continue to corrode and continue to spring new leaks.
Replacement or roofing over, if possible, IMO would be the best way to correct it, and if done correctly, it should be good to go for another 50 years.
The roof is covered with a white material, which I believe is elastomeric. Therefore, I can’t determine the shape or type of the roof.
If I apply an Anti-Rust Corrosion Spray and it stops the corrosion process, would it be sufficient to maintain the current roofing if I can repair the damaged areas? Repairing from the inside seems much easier because we can clearly see and address the damage from the ceiling. Are there materials or methods recommended for repairing damaged metal?
If we have to install new roofing, is it possible to install a new metal roof over the existing one, or must the old roof be removed first? As mentioned, the roof is flat, making it difficult to create an incline even with new roofing installed. Additionally, there are no vents in this area of the roof. Is it necessary to install vents to prevent condensation issues?
The Modern fix for this situation is to install a new “Structured” Gable roof system on top… IF the framing is in sound condition to be able to support it!!
You can avoid the expense of installing a completely new roofing system … but not the leaks, and subsequent damage caused by the leaks, until you install a new roofing system.
Thank you very much for the detailed answer. I will definitely check out EPDM.
I plan to visit the property to determine whether the underlying structure is wood or just part of the rusted metal. If it is metal, is it possible to install EPDM directly on top of the current roof?
I am unsure about the weight capacity of our old manufactured house. If EPDM is heavy, we might need to remove the current roofing. Is EPDM also suitable for use on manufactured homes?
Additionally, will the metal continue to corrode even if it no longer gets wet?
We have already spent a significant amount to cover the entire flat roof area with multiple layers of silicone. We are uncertain whether it is better to install EPDM now or wait until it leaks again. New tenants will move in on March 1st, and I guess the current solution will suffice for a few years.
Anything is possible…but not advisable. Installing new material over deteriorated and wet substrates is not good building practice. The roof covering needs attachment to a solid, reliable surface. Furthermore, saturated materials that cannot dry out will continue to degrade.
Your silicone patch system is a failed experiment.
A 50 year old manufactured home is called a mobile home. It wasn’t until the 80’s HUD changed it to manufactured home as the build standards got regulated. Just replace the cheap tin roof. Once it gets a hole in it, it can easily tear as the hole makes the metal weak. Just call a local roofer for the method he would use, but coatings and repairs come with no warranty, just replacement.
I visited a local roofing company, and they recommended torch down roofing as a suitable option for me. Could you please inform me if a manufactured house is compatible with torch down roofing? The size of the flat roof area that we plan to replace is 10’ by 30’.
