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Re-roofing dads barn questions

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Scott in Sandpo

09-16-2005 05:21:06

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Howdy all,

My dad (82) back in southwest Michigan needs to have a new galvy roof installed on his barn. He has already purchased new tin for the job, but is having a heck of a time finding somebody to climb up there and do the work.

The barn is about 30 x 50, 4/12 pitch, 36 feet tall at the ridge, built in 1926, and has the original cedar shake roof plus a layer of 30 year old 3 tab asphalt shingles which are leaking in some areas.

My two questions are,

1) What should he expect to pay for the install? He got a bid from the local mega-buck contractor for $5500.00, but I think that that is way out of the question. Guy says he can do it in 3 days, and it works out to $74.00 per man hour and I know he pays his help $12.00 per hour. No tear-off is needed; just install the tin and ridge cap which is already on site.

2) Where can I get bulk neoprene washer screws in 2-1/2" to 3" size? Local hardware store wants 41 cents a piece (1200 pcs.) and I figger I can get them drop-shipped for a lot less than that.

Any ideas? I can't do the job and I don't want him to get screwed in the process.

Scott

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just finished

09-17-2005 10:15:16

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

i just finished a 10x30 lean shed on side of barn. used screws to fasten. bought them where i purchased the roofing and got them in bags of 250 for around 20cents each. no harder than it is to put on metal roofing the people you are dealing with are TAKING YOU!!! check around and see if you can hire about 3 people to help on a sat. stretch a string from one end of barn to other out where you want the end of roof to line up. have everyone to wear gloves that is in direct contact with the metal. don't rush. pay your helpers $15-20 hr. be done in less than 20 hrs.lets see 20 hrs at total of 60 hr = $1200. if the current shingles are laying flat simply go over them. if not run new stripping /1x6 or 2x4/ to fasten the roof to. don'e let the "experts" kid you - you can do it safely and a lot cheaper!

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T_Bone

09-17-2005 03:10:53

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

Hi Scott,

Your asking for roofers in the wrong time of year as this is there super busy time. As the temperature drops, more roofers will be available.

Second your asking a company to take a cut in pay as your supplying materials. Then there's who messed up when the roofing starts to leak, bad install or bad material? A condition that most contractors don't like to be put in. The screws are just super expensive. We would buy a 10k box or about 50lbs and get about a $.05/piece break in price. Buying a pallet load of boxs would get us about $.08/piece break in price, but thats alot of screws.

Besure and take out libility insurance for the workers as metal roofing is a very dangerous and very high injury risk job.

T_Bone

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Alvin NE WI

09-16-2005 19:47:38

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

a couple years ago up here they charged 300 a square to strip and install plus what ever the tip fee would be for the junk that came off plus the asphalt sturr is consider hazard material. You can't burn it or bury it. In this case the buying the steel is the cheap part.

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James in North Carolina

09-16-2005 16:24:28

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

I never heard of roofers getting paid by the hour. When I did roofing, roofers got paid by the square. Too easy for clock watchers to pad their paycheck.

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Hobo,NC

09-16-2005 15:17:11

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

I git my screws from www.fastenal.com

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Hobo,NC

09-16-2005 15:16:50

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

I git my screws from www.fastenal.com

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Joe MD

09-16-2005 08:35:09

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

Just Curious. How many square feet of tin is that and how much does tin cost? This is a standing seam roof right?

We're debating repair vs re-roof on one of our old barns.

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Rauville

09-16-2005 08:15:48

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

We just had our house reshingled. Roof pitches up to 10/12 with dormers. Took 36 square of 30 year laminated shingles. The total cost including material, tear-off, disposal, was less than your labor bid.
The contractor (35 years in business) told me that for every dollar he pays for labor, it costs 1.10 for workers comp.
I'd check around; your job sounds easier than ours.

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NEsota

09-16-2005 07:41:56

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

Definitely remove the old shingles, besides the other reasons given the new roof�s appearance will likely be improved and while disposal of the old shingles will cost money now, that price will probably be much higher next time the roof is replaced. Screws can be bought right if you get them by the bag. Because of their cost and the ease of putting them in, put in some extras especially at seams and edges of the roof . Stretch a line at the bottom edge of the roof and line up on that rather than lining up each sheet with the side edge of the previous sheet.
Workers compensation insurance costs can run in the dollars per hour range for roofers but because with the low pitch on this roof the risk should be low.

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ShepFL

09-16-2005 07:05:42

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

Sounds high to me. I think a couple of roofers would do it as a side job. As to the screws contact one of those metal shop manufacturers as they sell them in bulk. I got a bunch a few yrs. back, cost me more in shipping than the cost of the screws.
HTH

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09-16-2005 06:23:11

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

i installed a metal roof on a 30x40 with a 10/12 pitch in 93. had a rusted roof on it - we took off - put on new laths- put on new roof. hired two students to help and one local man that knew roofing retired from roofing). took us less than 2 days - started late first day(around 9:30 am)/ finished 2nd day before 5. wish you were closer - sounds like a cake walk. last fall put a roof on a house that is 30X36 with 4/12 litch. put on over the shingles. 1 day with 2 students and 1 adult helper. i figure the roof will not last over 50 years on the shingles but that will be allright.

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Mark57_420

09-16-2005 06:16:43

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

Any Amish living in the area? That"s who does most of the old barn work in my area. Usually pretty reasonable too.

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RegoR

09-16-2005 05:57:44

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

Hi Scott;
I'm with Bill in that the tin will be compromised if installed over the asphalt shingle because of condensation. Metal roofs usually need to 'breathe' for longer life.
The quote you refer to doesn't sound out of line to me. Roofers in particular pay extremely high workers comp premiums. Get a couple more bids (and references if possible) and go from there. As for the fasteners, unless your time and effort have no value, I don't think you'll gain much by hunting down and buying screws yourself. Also, it's likely that the guys who get the job have their own preferences including the correct range of sizes etc. Let the pros take care of it and be done with it.
Just my .02
Good luck,
RogeR

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Bill in NorthCentral PA

09-16-2005 05:28:08

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Re: Re-roofing dads barn questions in reply to Scott in Sandpoint, 09-16-2005 05:21:06

Try finding a building supply store - preferrably not one that is a chain, and buy them in bags of 500 or 250 count. That should greatly help in price. Please consider taking off the old roof. I think that it will cause problems later.

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dhermesc

09-16-2005 05:48:04

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Re: Re-roofing dads barn questions in reply to Bill in NorthCentral PA, 09-16-2005 05:28:08

I agree with the tear off statement. That's a lot of dead weight with trapped moister (since its been leaking) that wil only lead to more problems.

$5500 is to much to tin that small of a roof, especially with the tin already purchased. If that included the tear off and hauling away the old roof it would be inline.

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