3 bids...3 roofs

I am getting ready to have the roof of my 150yr old house replaced, it has been leaking in one mysterious area for 8 years(the ex didn't want to spend the $ to fix it). Last year a roofer was good enough to find the leak and patch it, but it's leaking again now.

I've gotten 3 bids for a new roof, and 3 wildly different prices, as they are based on different plans of work. The 1st wants to tear everything off, replace with plywood and use a better shingle...timberlane or timberline..something along that line. bid/$12K. The second one says he will only tear off one set of shingles and replace with the timber-whatever shingles. bid/$8-9K The third one (and he inspired confidence when he found and patched the leak) says it needs to have both sets of shingles torn off, but it would be fine to nail the new timber-whatever shingles over the original wood shingles of the house. bid/$6K.

I prefer going with the third one, not just because of the money, but I feel he's most honest. The first one is quite competent, but he has a reputation of "padding costs". The second one...well, if he wasn't high as a kite when he gave me the bid, I'll EAT those $%%#@ shingles! The only thing is...does a roof really need to be stripped down and started with the plywood base??? Please remember you are talking to a novice here (read IDIOT!)
Thanks,
kilien

 

I know my brother has a house that is 100 years old and it needs to have roof put on it also. He also has the original wood shingles under two layers of asphalt shingles. You are not suppose to have more then two layers of shingles on a roof, he has three. The old layers have to be torn off, and plywood laid down on top of the old roof. When houses were built back then the boards that made up the roof have a gap between them. You can actually see the back side of your shingles if you look up at the roof from inside the attic. Now they have to put the plywood down over these boards. I don't know if it has to do with codes or what, but this is what he was told he had to do. I believe the estimate was for around $10000, so the first roofer you talked to is not out of line. He may be doing the job right the first time.

 

KKM
I agree with the third contractor you chose from. a couple of years ago I reroof an old triple decker which had three layers (44 sq. each).
After stripping off the old layers and I began laying down the new shingles the home owner asked me to come inside.To my surprise the old steam pipes had seperated almost 3".
When I removed the three layers off the roof the house grew because of the loss of weight.Good thing the house wasn't heated by steam any more.
So if you have to many layers on your roof you might run into the same problem in the future.
I suggest if you have 2 or more layers on your roof have them stripped off.
GOOD LUCK
GUMP

 

Thank you for your assistance, this is great to be able to ask advice. I will certainly have the two layers stripped, and discuss the probability of removing the third, original shingles even though the codes here in town don't require it according to the third contractor. I got to reading other posts and realize my insulation in the attic must be shot if it hurts to get it wet. (It's been dripped on for years!!!) Will it be easier to do the insulation thing if the whole roof is off? I'm also afraid I don't understand
the "house growing" concept...I can see where it would rise/expand once the weight is lifted, but is that a "bad thing", and should I not do it? (I don't have steam heat) I'm sorry, I suppose I'm a bit of a "fluff" about all this, but this whole house thing can be a bit overwhelming at times...I used to dream of a condo, but I'm gaining more and more knowledge to take care of the house I do enjoy immensely. Thank you for your help! BTW..I meant no disparagement on the first two contractors...the first was actually caught charging for first rate materials while using an inferior grade, and the second really WAS high on illicit substances when I discussed the bid with him.

 

KKM
It certianly would make sense to have the 3 layers stripped off now rather than just two layers and leaving an old one,and then putting a new one over the old.
If your roof had leaked in the past then thats another reason to strip off the roof shingles to inspect the roof deck for rot and water damage.
It would wake sense to replace the insulation in your attic space while the roof is off,thats if you go with blown in insulation,you wuoldn't have to pull a hose through the house and track debry all over the place and fiber particals.
If the insulation is o.k. then it wouldn't hurt to add extra.
GOOD LUCK
GUMP

 

I was just about to post the same question. I am in the same boat. I have 3 bids...a total tearoff and new plywood is about $6400 more than having the asphalt removed. The new plywood alone is $5000. Your quotes sound about the same as mine.

I am going to be renovating my attic into living space and adding skylights, etc.. I am worried that having the old cedar shingles may cause problems with the skylights. I was told that skylights all depend of the flashing and that it really does not matter what is on the roof.

I am going to go with the partial tearoff vs. the total tearoff and use the extra money for a new bathroom.

Thanks for asking the question.

 

Thank you...all of you. Your feedback and information is invaluable, it makes me feel so much better facing a big project/investment like this. I will gladly take your advice and talk with the contractor about ripping it all off and starting fresh. I'll sleep better at night!