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Off Topic ( Roofing )

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Dick in NH

04-12-2002 19:28:45




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I know this isn't really related to tools but it seems this discussion board is filled with great advise. I recently got a quote to replace the 22 year old asphalt shingles on my house and was surprised at the cost. My house is one story with 34 squares of shingles, 4 valleys, one fireplace and one skylight. The roofing contractor was local,had plenty of refences and gave me a written estimate which covered everything. The estimate was $9,900.

This included stripping the old roof, 6' of water/ice shield on eaves and valleys, 40 year architectural shingles, 15 lb. asphalt paper. Does this sound like a fair price ? I do know that most contractors in my area have plenty of work which probably drives up the cost a bit.

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MGM

04-27-2002 17:20:45




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 Re: Off Topic ( Roofing ) in reply to Dick in NH, 04-12-2002 19:28:45  
I just got all the materials for my house. 1850 square feet of roof. Totaled $600 for shingles. I then bought tar paper, new troughs, soffets, facia, flashing, nails, edging, the whole nine yards. Total price of shingles with extras totaled $1000 Paid a guy $600.00 to help me. Total cost of job $1600. These are the good 30 year shingles and no cheap stuff. I also removed my old roof. Cut out 3 old dormers.

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Dave in Mo

04-15-2002 09:23:22




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 Re: Off Topic ( Roofing ) in reply to Dick in NH, 04-12-2002 19:28:45  
Whatever you do, make sure you get the paper put down. Don't let anyone tell you not to. Every single roof I've ever seen that didn't have paper eventually leaked well before the service life of the shingle. Shingles are wearing surfaces....not seals. Think of all the tile roofs that are made. What seals those things? It's the paper!



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Mark A

04-15-2002 08:26:22




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 Re: Off Topic ( Roofing ) in reply to Dick in NH, 04-12-2002 19:28:45  
I am having a contractor starting on a roof on my house today. He will strip the old roof off, put 30# asphalt paper, with 35 year shingles, and haul off the old roof. $2500 est., but my house has half the roof area (16 squares), no hips or valleys, and one fireplace. Just a straight gable house. But this is south central Texas. According to my contractor, every "hip" or "valley" would add somewhat to the cost. Especially where you are, as the rubberized ice dams have to be put at every eave, valley, skylight, chimney. etc. And hauling off the old roof may be more expensive in your area. Bottom line, probably a fair price, given your location.

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Trader

04-14-2002 09:04:03




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 Re: Off Topic ( Roofing ) in reply to Dick in NH, 04-12-2002 19:28:45  
It boils down to the cost of living in "YOUR AREA" Prices vary greatly all across the country. Also you really need to get at least 3 estimates. You may be surprised at the difference. I will give an example of 3 recent bids I got on installing an HVAC with spit zone and ducting. 1st contractor $7500, second one $15340 (ouch) 3rd one $5100. All used equivalant brand names. So If I went to the #2 contractor first and didnt bother to check around, I may not know any better and spend way more than neccessary

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farmall300u

04-13-2002 18:40:17




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 Re: Off Topic ( Roofing ) in reply to Dick in NH, 04-12-2002 19:28:45  
Last summer, I paid $25/square for 14 squares to do a tear off of a single layer of shingles. New 240 lb singles cost me $40/square and I paid $50 a square for installation. I also added the ice dam for $1/ft. It cost me $40/ton to dispose of the old shingles on top of every thing else.

so, 34 x ($1 + $40 + $50 + $5) = $3500. + cost difference of architectural shingle (40 yr life?) Sound like your quote is 2x what it should be. I agree tear offs is messy and hard work.

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Glenn

04-13-2002 15:22:01




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 Re: Off Topic ( Roofing ) in reply to Dick in NH, 04-12-2002 19:28:45  
On a big roof, layout is the hardest part. If the contractor of his workers mess up on that, it's tear off and do over. I found out about a guy in PA who invented a system that laid out a perfect roof, easy, low cost, cut 25% of the labor out of the roof. If you used the bigger metric shingles, there was even more savings. Contractors LOVE it. If your's doesn't know about it, point him to www.thortools.com He won't be sorry!

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TP from Central PA

04-13-2002 15:20:45




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 Re: Off Topic ( Roofing ) in reply to Dick in NH, 04-12-2002 19:28:45  
Just got done putting on a roof on my grandparents house. Not to difficult to do it yourself, but if you were going to hire it out here's what I would change.

1. Tell the contractor you don't want felt layed down, it just takes up time. When created, felt was to be put on when rain was coming not to be put on before shingles. It doesn't let the roof "Breathe" either.(I haven't ever used felt and the shingles hold up much better)

2. Ice gaurd is nice, but ask yourself if you really need it? Do you have Ice damming problems often? If not you really don't need Ice gaurd.

I think you could save alot of man power dollars if you didn't use or need the two things above but its your call;-)

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Peter(NY)

04-15-2002 08:07:38




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 Re: Re: Off Topic ( Roofing ) in reply to TP from Central PA, 04-13-2002 15:20:45  
The lack of felt underlayment will void the warranty on the shingles. Also the felt makes them alot easier to remove.



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MarkB

04-14-2002 05:30:04




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 Re: Re: Off Topic ( Roofing ) in reply to TP from Central PA, 04-13-2002 15:20:45  
TP,

Many shingles require felt under them to get a class A fire rating.

I agree that ice dam underlayment is waste of money if you don't need it, but it's cheap insurance if there's even a remote chance of ice damming.



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HD

04-13-2002 14:09:15




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 Re: Off Topic ( Roofing ) in reply to Dick in NH, 04-12-2002 19:28:45  
Dick, have you given any thought to putting on a metal roof? For the cost you are quoting I sure would think about it. If you don't have too many layers on , you can go right over the shingles with the metal and it should be lifetime roof. Don't think so, just look at some of the old barns that have metal roofs



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ShepFL

04-13-2002 07:08:49




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 Re: Off Topic ( Roofing ) in reply to Dick in NH, 04-12-2002 19:28:45  
That sounds high to me. I would consider a second estimate. I would also ask for detail cost breakdown. I don't mind paying profit as that is what people are in business for, what I don't like is getting gouged.

Also, consider the lifetime shingles known as "shangles". I am planning to use Carriage House Architectural Super Shangles on new home construction for the following reasons:

a) Steep roof for FL 7:12 pitch
b) Recommended for steep roofs
c) Lifetime warranty (re-roofing costs will be high given the pitch)
d) A little more expensive to install but less than cost of re-roofing
e) Fiberglass and asphalt construction
f) Company "Certainteed" has been in business 95 yrs.
g) Algea resistant
f) Fire resistant (this is a BIG DOUBLE PLUS for me. I live in the middle of the woods and work about 50 miles away. Historically, fire response in my absense has been less than adequate, thru no fault of the theirs.)
g) Add some fancy flair to the roofline

I have also provided a link to their website.
Best of Luck!

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VaTom

04-13-2002 06:36:58




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 Re: Off Topic ( Roofing ) in reply to Dick in NH, 04-12-2002 19:28:45  
You're getting right up there with the cost of copper. Sure you want asphalt? I'm paying $1.55/ft for 16 oz. copper. Value stays with the house better.



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Brian G. NY

04-13-2002 06:46:28




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 Re: Re: Off Topic ( Roofing ) in reply to VaTom, 04-13-2002 06:36:58  
You might also want to consider prepainted "Standing Seam" roofing. We have a local guy here in upstate New York who does excellent work. His price to do our church roof was less than a grand more than 25 yr. Fibreglass shingles. I was over in CT. during the week and I saw a standing seam roof being installed right over an existing fibreglass shingle roof. The house was practically new and didn't look like it needed a new roof. I may have to stop and ask the guy why he did that the next time I get over there.

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Hal

04-13-2002 05:08:53




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 Re: Off Topic ( Roofing ) in reply to Dick in NH, 04-12-2002 19:28:45  
Will it be hand nailed or power nailed? They will charge more for hand nailing, since it takes longer but they are more likely to nail in the coreect spot and not nail high. Also with hand nailing you will know if you hit a soft spot and put another nail in. Is the old sheathing plywood or tongue and groove pine? Tongue and groove is a little harder to strip and will leave more grooves, soft spots, chunks missing. Will his own employees do the job or will it be subcontracted? Not that there is anything wrong with subcontracting, sometimes it is done because of high insurance costs (workers comp)in certain states. I was told recently that high insurance costs more than anything else have driven up the cost of roofing. Are disposal costs high in your area? In some places construction debris is landfilled/incinerated locally, in others it is hauled hundreds of miles. There are people that specialize in tearoffs, sometimes they save a few bucks by loading directly into trucks instead of renting a dumpster. Try to get two more estimates. Sometimes you can find someone who does a lot of new construction roofing for contractors and is between jobs. Roofers seem to want to build more profit into an individual homeowner job than they do when working for builders who provide a season-long series of jobs

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MarkB

04-13-2002 04:24:22




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 Re: Off Topic ( Roofing ) in reply to Dick in NH, 04-12-2002 19:28:45  
Yes, that's expensive, but...

  • What's the pitch of the roof? If it's greater than 4/12, it gets tougher to do. Over 6/12 and you have to use roof jacks, which are a real pain.

  • How many layers will you tear off? One layer isn't too bad, but two or even three layers are much harder to remove.

  • Is there anything unusual about the roof? From your description, it doesn't sound so, but dormers and other such things will drive up the price.

    • Ask around. You may find that your neighbor knows someone who does roofing on the side. Make certain that you do business with someone who will be around more than a few weeks.

    Another thought is to contract out the tearoff yourself. If the contractor wants $1500 bucks for the tearoff, you can rent a dumpster and hire someone to do the tearoff for a lot less.

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    buck

    04-12-2002 21:48:10




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     Re: Off Topic ( Roofing ) in reply to Dick in NH, 04-12-2002 19:28:45  

    well I have done quite a bit of roofing in my day and sorta wish I was still able to do that type of work because it is very profitable. although materials and labor vary with location it is not difficult to estimate your roof. As you already know the amount of roof you need you can visit or call your local building supply and figure the cost of materials and then factor in any permits,disposal fees inspctions and the like and the remaining will be the labor and contractor profit. On a reroof job such as this I would extimate 4 manhours per square or 136 manhours and then add 60% for the contractor or profit.

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    Jon Kraatz

    04-13-2002 00:19:46




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     Re: Re: Off Topic ( Roofing ) in reply to buck, 04-12-2002 21:48:10  
    The materials for this roof in asphalt shouldn't cost more than $3,500 - $4,000, so that would leave a mark up of about $5,000 for labor. The real question is : does this seem fair to you ? Is it worth that to have a contrator do it rather than you doing it yourself ?



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    Robbman

    04-13-2002 06:39:09




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     Re: Re: Re: Off Topic ( Roofing ) in reply to Jon Kraatz, 04-13-2002 00:19:46  
    After doing 60 sq. last year on a 4/12 pitch, no valleys just flat out roof, I would pay to have it done. 30 year architechural shingles, 15 lb. felt, plastic ridge vent and tear off dumpster cost me $3500.00. Back breaking, long days. knowledge -- pricless.



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    gene

    04-13-2002 06:49:57




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     Re: Re: Re: Re: Off Topic ( Roofing ) in reply to Robbman, 04-13-2002 06:39:09  
    around here its probly 100 $ a square for labor and tear off



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    Johnny B

    04-13-2002 14:40:16




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     Re: Re: Re: Re: Re: Off Topic ( Roofing ) in reply to gene, 04-13-2002 06:49:57  
    Let the roofer do it, if he is insured and has good references. Pay the worker his wage, don't try to jew him down, do you go into work every morning and your boss try to get you to work for 2 dollars less an hour than you did yesterday? I am self employed contractor and been getting a little disgusted lately with the way some of the folks around here are building $300,000 homes and trying to get the little man to work for pennies when they are living in the lap of luxury. I'm not saying you are that way. If you trust him and his price is in the ballpark let him do the work.

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