Roof Replacement Questions
#1
02-10-08, 12:30 PM
Roof Replacement Questions
I'm in the process of sellecting a contractor to replace my roof. I have people coming out next week to make estimates on the job. I am looking for advice on what to look for in a contractor and questions to ask,etc.
Of special concern are:
The present roof is probably 20-25 yeas old. It has several problem areas that have required attention over the years.
I am particularly interested in flashings, drip edge, etc.
Thanks for any help with this.
Bill
Of special concern are:
The present roof is probably 20-25 yeas old. It has several problem areas that have required attention over the years.
I am particularly interested in flashings, drip edge, etc.
Thanks for any help with this.
Bill
#4
02-10-08, 01:37 PM
Over the years, I have noticed that the outeredges of the roof have failed first. This has caused some damage to the wood below. My thinking is that a drip edge would have prevented this. Should I consider asking that a drip edge be included in the job?
#5
02-10-08, 02:15 PM
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In my own opinion, and assuming you now have typical asphalt shingles:
Tell the bidders you want all the old shingles, flashings and whatever else removed all the way down to the roof deck. At that point, you want anything about the deck that is not going to last another quarter-century or so replaced or repaired as necessary. Then, you want all facia boards and gutter mounts checked and repaired or replaced as necessary to be sure they are also fine before new roof-edging and flashings are installed in preparation for your new shingles. And of course, I am assuming you intend to be there another 20 years or so.
Because no contractor will know what might be encountered before actually doing the work, nobody is going to be able to give you a final price for all of that beforehand. So, the best quote you can get for now will be a minimum for already-known materials and labor, with any "extras" to be charged according to time and material.
You will have no problem getting firm quotes from reputable contractors accustomed to coming out and laying new shingles on top of whatever is already there, but it does not sound to me like that is what you are looking for. So, take your time and only hire someone you are sure has taken the time to hear you clearly and with whom you feel completely comfortable.
Tell the bidders you want all the old shingles, flashings and whatever else removed all the way down to the roof deck. At that point, you want anything about the deck that is not going to last another quarter-century or so replaced or repaired as necessary. Then, you want all facia boards and gutter mounts checked and repaired or replaced as necessary to be sure they are also fine before new roof-edging and flashings are installed in preparation for your new shingles. And of course, I am assuming you intend to be there another 20 years or so.
Because no contractor will know what might be encountered before actually doing the work, nobody is going to be able to give you a final price for all of that beforehand. So, the best quote you can get for now will be a minimum for already-known materials and labor, with any "extras" to be charged according to time and material.
You will have no problem getting firm quotes from reputable contractors accustomed to coming out and laying new shingles on top of whatever is already there, but it does not sound to me like that is what you are looking for. So, take your time and only hire someone you are sure has taken the time to hear you clearly and with whom you feel completely comfortable.
#6
02-14-08, 05:50 PM
This is the proposal that I am planning to accept:
How does it look?
Roof Replacement Proposal
Remove all old roofing materials down to the bare wood deck,
cover shrubbery, etc, to protect from falling debris.
Clean up and remove all old roofing materials from the site.
Estimate additional cost of replacement of wood as needed.
Install new 15lb A.S.T.M. Roofing Felt.
Install Storm Guard/Ice Shield in all “valleys”, designated problem areas and anywhere else necessary to insure a long lasting, water tight roof system.
Replace all flashings, chimney & vent pipe flanges, etc with new quality materials installed correctly.
Install approximately 280’ Drip Edge around entire perimeter of house.
Install top quality 30-Year Architectural Style Shingles.
CertainTeed, GAF, Owens-Corning
Install quality Shingle Top Ridge Vent System over entire roof ridge lines (Approximately 56’)
Include 10 Year Guarantee on workmanship against leaks. Shingles are guaranteed by the manufacturer.
How does it look?
Roof Replacement Proposal
Remove all old roofing materials down to the bare wood deck,
cover shrubbery, etc, to protect from falling debris.
Clean up and remove all old roofing materials from the site.
Estimate additional cost of replacement of wood as needed.
Install new 15lb A.S.T.M. Roofing Felt.
Install Storm Guard/Ice Shield in all “valleys”, designated problem areas and anywhere else necessary to insure a long lasting, water tight roof system.
Replace all flashings, chimney & vent pipe flanges, etc with new quality materials installed correctly.
Install approximately 280’ Drip Edge around entire perimeter of house.
Install top quality 30-Year Architectural Style Shingles.
CertainTeed, GAF, Owens-Corning
Install quality Shingle Top Ridge Vent System over entire roof ridge lines (Approximately 56’)
Include 10 Year Guarantee on workmanship against leaks. Shingles are guaranteed by the manufacturer.
#7
02-14-08, 06:28 PM
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Originally Posted by Wilket
Remove all old roofing materials down to the bare wood deck,
cover shrubbery, etc, to protect from falling debris.
cover shrubbery, etc, to protect from falling debris.
Originally Posted by Wilket
Install new 15lb A.S.T.M. Roofing Felt.
#8
02-29-08, 09:33 AM
For the shoreline CT, I got the following quote in June 2007 for my dutch colonial:
Remove everything down to the joists (two layers asphalt, one layer cedar shakes) upper level and front lower level; New Decking; 15 lb tarpaper; new gutters upper level; architectural shingles (about 16 squares); new chimney flashings; 2 new vent boots; new drip edge; top ridge vent; chimney cap. Cart away all refuse, handle all permits.
Total $10,500.
In August, I replaced the lower level roofing myself.
In September 2007, the same firm quoted me thus, minus the lower level and minus dumpster and permits to save me money:
Total $10,200.
They couldn't guarantee me this price for the spring. So what's up with this? Are costs rising so fast that I do more than $1,500 worth of their labour and get only a $300 discount, all of which would be for dumpster and permits anyway?
J
Remove everything down to the joists (two layers asphalt, one layer cedar shakes) upper level and front lower level; New Decking; 15 lb tarpaper; new gutters upper level; architectural shingles (about 16 squares); new chimney flashings; 2 new vent boots; new drip edge; top ridge vent; chimney cap. Cart away all refuse, handle all permits.
Total $10,500.
In August, I replaced the lower level roofing myself.
In September 2007, the same firm quoted me thus, minus the lower level and minus dumpster and permits to save me money:
Total $10,200.
They couldn't guarantee me this price for the spring. So what's up with this? Are costs rising so fast that I do more than $1,500 worth of their labour and get only a $300 discount, all of which would be for dumpster and permits anyway?
J
