Need advice on re-roof proposals

Reply

  #1  
Old 05-14-20, 06:05 PM
M
Member
Thread Starter
Join Date: Oct 2005
Location: Florida
Posts: 1,665
Received 1 Vote on 1 Post
Need advice on re-roof proposals

I have a combination roof, an A-frame on about 70% of the house and a flat roof on the other 30%. Shingles on the A-frame roof and asphalt on the flat deck.

I have narrowed down my options to two estimates. Their prices are about the same, what I need help with is to evaluate the two proposals, is one better than the other? Proposal #2 seems to be more detailed but after reading it three times I am still unclear what is to be done on the sloped roof and what is to be done on the flat deck. What is an "interply" anyway?

PROPOSAL #1
REROOF 7 sq. Flat roof and 21 sq. Shingle roof:
1. Obtain and post re-roof permit onsite. Permit fee is included.
2. Remove and/or sweep existing roof to a clean, workable surface and dispose of debris.
3. Replace damaged lumber at $4.50 per board foot includes carpentry. Up to the first 100 board feet will be included at no charge.
4. Install pitch pans, lead stack flashing and galvanized vents where applicable.
5. Install wall or tie-in flashing as needed.
6. Install valley metal in all valleys.
SLOPE ROOF Shingles:
7. Install # 30 base sheet, mechanically fastened per code.
8. Install perimeter eave drip metal. Choice of mill, white or brown.
9. Optional with shingles: Install Polyglass IR-Xe self-adhered modified interply.
10. Install GAF fungus resistant, fiberglass/asphalt shingles.
FLAT ROOF:
11. Install # 30 base sheet, mechanically fastened per code.
12. Install 2 plies of Glassply-IV fiberglass felt with type IV hot asphalt.
13. Install perimeter eave drip metal. 0
14. Install Class-A fire-rated granule surfaced fiberglass cap sheet with type IV hot asphalt.
60 month warranty

PROPOSAL #2
A. Cut and remove all existing roofing down to the plywood deck. Remove only as much roofing in one working day period that can be replaced. Water cut off is to be installed at the end of each working day to assure a watertight condition.
B. Replace all rotted plywood sheathing up to 75 square feet at no additional charge. Any additional replacement of the plywood decking beyond what’s stated will be at the cost of $3.50 per square foot or replace all 1” X 6” tongue and groove decking up to 50 linear feet at no additional charge. Any additional replacement of tongue and groove beyond what’s stated will be at the cost of $ 4.50 per linear foot. In the event that the property needs both plywood and tongue and groove decking replacement, then only one item of non-chargeable wood replacement will apply. Any plank, fire rated plywood, fascia, beams, trusses, or soffit replacement is not included in the quote.
C. Remove all debris and cart away.

DECK SECUREMENT:
Re-nail sheathing to meet local codes. Screws are not included, if applicable.
A.S.T.M. 30 LB. FELTS:
Install 2 plies of 30 lb. felts which will be mechanically fastened in accordance with local building codes. According to the manufacturer's specifications, two plies of 30 lb. felts are to be installed for any slope or roof pitch under 4”/12”. When comparing prices, if your slope or roof pitch is less than 4”/12”, please be sure that all contractors are using two plies of 30 lb. felts on your roof.
SHINGLES:
Install GAF 25 year 3 Tab fiberglass fungus resistant asphalt shingles. Shingles are to be mechanically fastened with Metro Dade approval Ring Shank roofing nails in strict accordance with the manufacturer and local building department specifications. The available color is to be determined by the owner.
BASE SHEET: ON FLAT DECK:
Install 1 ply of 28 lb. fiberglass base sheet to the entire surface of the roof, lapping each sheet four inches over the underlying sheet and six inches over the end laps. Each sheet is to be installed without voids and 100% mechanically fastened to the deck.
INTERPLY:
Install 1 ply of fiberglass felt embedded in a minimum uniform layer of 28lbs of Domestic Type IV hot asphalt per 100 square feet as per code.

MODIFIED BITUMEN ROOFING SYSTEM: FOR FLAT DECK:
Install granular surface modified bitumen roofing with plasticized bituminous and modified with elastomers. Material is to be reinforced with a high strength polyester.

MISCELLANEOUS: FOR SLOPE AND FLAT DECKS:
1. Install new lead flashings on all plumbing pipe vents through roof.
2. Install 26 gauge galvanized mill finish, brown or white drip edge metal flashing.
3. Install 26 gauge galvanized mill finish 16" valley metal nailed every four inches.
4. To assure a proper seal, install an additional three course roofing system consisting of one ply of asphalt saturated membrane embedded between two layers of roof flashing cement on the valley metal.
5. When applying new roofing, all necessary metals will also receive one coat of cut asphalt primer for proper adhesion.
7. For additional ultraviolet protection, install loose granules on all seams of new roofing.
8. Remove and replace 26 gauge galvanized all-purpose two way vents.
Five year warranty on all labor by the roofing company.
25 year manufacturer limited warranty by shingle manufacturer.
10 year limited material warranty form manufacturer on Modified Bitumen.

Both of them do not include fascia, which is to be added at $8 per LF.
 
Sponsored Links
  #2  
Old 05-14-20, 06:44 PM
Norm201's Avatar
Member
Join Date: Sep 2013
Location: United States
Posts: 9,172
Received 253 Votes on 227 Posts
I won't comment on either proposal. But I will suggest you look into the possibility and cost of a metal roof. Two things, the warranty on the shingle roof is worthless no matter how long it is. However, a metal roof warranty is worth something if only by virtues of it's longevity that might outlive yourself. Most likely it would be the last roof you'll ever need. And pricing has come down. Metal roofs are becoming more popular in residential areas.
 
  #3  
Old 05-15-20, 07:22 AM
M
Member
Thread Starter
Join Date: Oct 2005
Location: Florida
Posts: 1,665
Received 1 Vote on 1 Post
Thanks. I did get a metal roof quote on this property and it doesn't justify it. This property is a multifamily rental in a class C neighborhood probably values at $280K, and I can't put a 40K metal roof on it. I have metal roofs on some other properties and they are great (except for the noise of the rain drops being amplified LOL).
 
  #4  
Old 05-15-20, 07:38 AM
M
Member
Thread Starter
Join Date: Oct 2005
Location: Florida
Posts: 1,665
Received 1 Vote on 1 Post
Sorry for the initial post being so long winded, let me break it down to something more specific as to what I would like help on, which is to understand what the layers will be used on the sloped roof and the flat deck. Below is my interpretation from reading the proposals.

PROPOSAL #1
SLOPE ROOF Shingles:
7. Install # 30 base sheet, mechanically fastened per code.
9. Optional with shingles: Install Polyglass IR-Xe self-adhered modified interply.
10. Install GAF fungus resistant, fiberglass/asphalt shingles.
So, this means on the slope roof, it is one layer of #30 base sheet, then the shingles. An interply is optional with additional cost, what is an interply? I just called them and asked and they offered two options, one is to have a double #30 underlayment, for an added $840. Another is to have a #30 & SA-SWB for an added $1680, and I am not sure what the second one even means.

FLAT ROOF:
11. Install # 30 base sheet, mechanically fastened per code.
12. Install 2 plies of Glassply-IV fiberglass felt with type IV hot asphalt.
14. Install Class-A fire-rated granule surfaced fiberglass cap sheet with type IV hot asphalt.

So, on the flat roof, they will have one #30 base sheet, then two plys of Glassply-IV hoy mopped, then a fiberglass cap sheet with granules. A total of 4 layers. Correct?

PROPOSAL #2
DECK SECUREMENT:
Re-nail sheathing to meet local codes. Screws are not included, if applicable.
A.S.T.M. 30 LB. FELTS:
Install 2 plies of 30 lb. felts which will be mechanically fastened in accordance with local building codes. According to the manufacturer's specifications, two plies of 30 lb. felts are to be installed for any slope or roof pitch under 4”/12”. When comparing prices, if your slope or roof pitch is less than 4”/12”, please be sure that all contractors are using two plies of 30 lb. felts on your roof.
SHINGLES:
Install GAF 25 year 3 Tab fiberglass fungus resistant asphalt shingles. Shingles are to be mechanically fastened with Metro Dade approval Ring Shank roofing nails in strict accordance with the manufacturer and local building department specifications. The available color is to be determined by the owner.
BASE SHEET: ON FLAT DECK:
Install 1 ply of 28 lb. fiberglass base sheet to the entire surface of the roof, lapping each sheet four inches over the underlying sheet and six inches over the end laps. Each sheet is to be installed without voids and 100% mechanically fastened to the deck.
INTERPLY:
Install 1 ply of fiberglass felt embedded in a minimum uniform layer of 28lbs of Domestic Type IV hot asphalt per 100 square feet as per code.
MODIFIED BITUMEN ROOFING SYSTEM: FOR FLAT DECK:
Install granular surface modified bitumen roofing with plasticized bituminous and modified with elastomers. Material is to be reinforced with a high strength polyester.

This one is very confusing to me because they did not list out what they would do for the slope and flat roofs, but listed out some common items with conditions.

For example, they say they are doing 2 plys of #30 on everything less than 4" per foot slope. I am quite sure my slope roof is steeper than that, so it will not have two layers. Does it mean it will be on the flat roof since it is less than 4"/foot? I don't think so because it said specifically "install 1 ply of 28 lb. fiberglass base sheet". So basically the 2 ply of #30 that they say they do that no one else do as a standard does not apply, correct? So the way I read it for the sloped roof, is they will have some sort of unspecified base sheet (because they never specified what they would do if slope is > 4" per foot), then 3 tab shingles. This is essentially the same as proposal #1, correct?

Then on the flat roof, first 1 ply of 28 lb. fiberglass base sheet, then 1 ply of fiberglass felt, and finally a granular surface modified bitumen roofing with plasticized bituminous and modified with elastomers. So basically three layers. Proposal #1 has 4 layers. Is that better?

Also proposal #2 seems a bit deceptive to throw out the double #30 which is what they told me also on the phone "we put #30 on the roof and everyone else charges you extra for that..." but it's subjective to the slope, and they never say what the alternative is if the slope exceeds 4" per foot.

 
Reply
Posting Rules
You may not post new threads
You may not post replies
You may not post attachments
You may not edit your posts

BB code is On
Smilies are On
[IMG] code is On
HTML code is Off
Trackbacks are Off
Pingbacks are Off
Refbacks are Off


Thread Tools
Search this Thread
 
Ask a Question
Question Title:
Description:
Your question will be posted in: