Flat Roof Leak Repair in Stonebridge

Not in itself. Water that clears within a day or two of rain is normal. Water still there a week later is a seam being tested continuously, and it usually means the fall does not actually run or an outlet is not at the low point.

It depends who built it. Where a low-slope addition was put on by the original builder it is usually treated as part of the structure; where a previous owner added it, it frequently is not, and may not appear in the reserve study at all. That is worth establishing before it fails rather than after.

Usually not, on a house. Replacing the roof COVERING on a detached one- or two-family dwelling is ordinary maintenance under N.J.A.C. 5:23-2.7 -- no permit, no notice, no inspection. Three or more units, an attached building or anything structural is a different answer. In an association community the binding constraint is usually not the construction office at all, but the governing documents, which are a separate question from the building code.

It is a Florida rule and it does not apply in New Jersey. The 25% rule comes from the Florida Building Code Existing Building, where repairing or replacing more than a quarter of a roof within a year can require the whole thing to be brought up to current code. New Jersey has no equivalent provision. It turns up in searches here because national content repeats it without saying which state it belongs to, and anyone quoting it at you in this state is citing the wrong code book.

Not on age alone. A 20 year old architectural asphalt roof is middle-aged rather than finished -- the material is generally rated for 20 to 30 years in this climate, and three-tab for 15 to 20. What decides it is condition: granule loss, brittleness, how flat the covering lies, whether the deck is sound, and how well it has been drained and ventilated. A well-drained roof outlives a neglected one of the same age by years. And in an association community it is worth checking first whether the decision is even yours to make.