As much as I would like to give a meaningful answer,it just isn't possible. The roof is comercial spec and requires very specialized material and methods. The best advice I can offer is make sure the contractor specializes in commercial roofing. Bitumen roofing is expensive and has longer life compared to residential roofing. A reputial commercial roofer should offer referances of companies they are contracted to for maintainance. Vulkem comes in many types. The main benifit is flexibility rather than longivity on structrial joints that move or flex. Just make sure you are dealing with a good commercial roofer and don't try telling them how it's done. $1100 is very reasonable for all you named if it is done right,but can cause $5k worth of problems if improperly done.

Sounds awfully cheap to me. And, it also sounds like you should explore that roof replacement NOW, rather than waiting 5 years. If you're starting to have problems, the dollars start to mount up when doing stopgaps. I wouldn't expect the current issue to be the last one until replacement happens. All of the dollars spent on repair could go towards replacement and a lot more peace of mind.

Thanks for the replies everyone.

To quote the inspection report regarding the materials of the roof: Modified bitumen. A bituminous membrane modified with plastics to form rolls. 20 year material if the seams are done correctly.

I don't remember the home inspector saying it was a commercial roof.....

I am not having any problems with the roof either -- no leaks or anything like that. Just wanted to follow the inspection report and do some maintenance work before I go through and replace it all.

Does that information help or change anyone's opinions at all? I've included a picture of the roof if that is helpfu.

Also, none of the contractors have suggested I get a new roof. They've all stated I have about 7-8 more years left on it.

To clarify, my big question really is:

Is the work proposed is an appropriate response to the condition of the roof versus the more expensive quote (~$2500) that called to place new rubber on the damaged areas of the roof?

I've also added more pictures here.

More pics.

More pics.

Last picture (gutters).

That looks like a replacement needed to me instead of a patch. If you were looking to replace in a few years, maybe patch. With you looking to get 7-8 years out of it, replace the rubber.

@hollysprings: just curious why you think a repair is warranted when all 3 roofing companies that came out told me I did not need to get the roof replaced. I would imagine they would want the extra money, but perhaps you are noticing something they didn't?

Thanks for replying!

vashts85 , You said "Thanks for replying and let me know if I can clarify anything!"
Where is the "RUBBER" and what perpouse does it serve?
I have never seen rubber used in conjuction with Modified Bitumen roofing. As a matter of fact, the asphaltic materials that largely make up the membrane and sealants used on seams and penitrations will quickly destroy rubber if they come in contact.
Hollysprings , Where are you seeing RUBBER in need of replacement?
Vashts85 , You need to call one of the manufactures of Modified Bitumen materials (there are many and all have exelent product repersentives) and (A) ask about useing rubber products in conjunction with thier roofing and (B) what % of thier Bitumen roofing is used on residential buildings. Based on the answers,you can either continue to consider the contractor perposing to replace the rubber in hopes that thier higher price suggests higher quility work. You should also continue asking on homeowner diy type forums and disregard what I have told you. OR,take Klems advice and work with commercial roofers and seek consumer information from manufactures. Most important,realize that people adviseing you to replace your roof eventhough roofers don't think it nessary,are not fully engaged but just intertaining themselves on the net.
To clearify,the ONLY things that requires taking the roof into consideration is the gutter fasteners and parapat wall flashing. My statment in my origional response about cost of possiable damge exceeding cost of repair,is only because of those 2 items.

Hi guys, there are lots of companies who do roofing work. But you know mostly companies are really jerk. I was fed up from this. But last few years I am hanging up with Anthony Campagna Construction. I have worked on the same job as these guys many times, and his professionalism is reflected in his job. âÂÂReasonable price, quality workâÂÂ. They provided estimated for approval at the beginning of the job which was accurate. Whole team is true professionals and i will definitely recommend them. Ph :- (800) 814-3960

Here is a link that might be useful: Anthony Campagna Construction

@ Danieldd : thanks for the advertising, but these people are in NJ and I am in Washington DC.

@klem1: I may have mispoken when I said replace the rubber -- I think he just meant he'd replace the bitumen material.

Right now I think I will go with the roofing estimate I have. I've been up there and it seems like what they want to do is what I would expect and what the home inspector told me. I just really wanted to know if the price looked good and if it seemed like sufficient maintenance given the roof's condition and our expectation for its longevity.

When potential customers specify what, they go on double secret probation with me. You don't tell your dentist what to cap or fill your tooth with. You don't tell me which products to use to fix your problem. Or why, or how. You can have when and where.

"I live in the Washington DC area so we are getting ready for winter"

Don't think the price will be very competitive for your boy to come from Australia for a roof repair John Wayne, lmao.......