How do you replace an Eichler roof on the Peninsula?

Why are Eichler roofs different?

The mid-century Eichler tracts in the San Mateo Highlands and other mid-century tracts in San Mateo County were built with nearly flat roofs, open beams and big glass walls. That rules out shingles, which need real slope (CRC R905), and puts the focus on drainage and membranes.

What are the roofing options?

• Spray foam with an elastomeric coating: seamless and adds insulation; plan on recoating over time.
• TPO single-ply: a reflective sheet membrane; InterNACHI lists 7 to 20 years.
• EPDM: rubber membrane, 15 to 25 years per InterNACHI.
• Modified bitumen: about 20 years.
• Built-up (tar and gravel): about 30 years.

Life estimates: InterNACHI.

What about the ceiling and insulation?

The underside of an Eichler roof is the ceiling you see: exposed beams and tongue-and-groove decking. That makes leaks visible and repairs a finish job. Rigid insulation or foam on top is the only way to add R-value.

What's specific to the Peninsula?

Peninsula Eichlers are in climate zone 3, so the low-slope cool-roof requirement doesn't apply; you can choose coating color for looks. The San Mateo Highlands are unincorporated, so San Mateo County issues the permit, not the City of San Mateo. Fog on the ridges keeps decks damp longer, so check plank decking at the edges.

How do I get the right roofer?

Pick a contractor who installs foam or single-ply systems regularly and can show Eichler jobs. The bid should spell out insulation thickness, drains, scuppers and skylight flashing. For your actual price, request a free written estimate: a licensed roofer measures the roof and prices your exact scope. See flat roof replacement, cool roof rules and dry rot and decking.