You've found the famous Dave's Garden website! Join this friendly global community that shares tips and ideas for home and gardens, along with seeds and plants!
Check out the DG homepage for a brief overview of what you'll find in this gardening mega-site.
Login
If you don't have an account yet, visit the registration page to sign up.
I'm in desperate need of a new roof. It's a simple, 30' x 50', one story ranch with one central gable, no others, low pitch. I can't believe the estimates I've gotten lately. For the 15 year asphalt, no frills, they want $10,000 - $14,000. This is ridiculous, right?
Yes that's high but I don't know your area. Is there a massive tax on roof disposal or something like that? Do you need the wood replaced or just the shingles? The cheapest way is to just roof over the old shingles but code where you are might not allow that or you may already have a layer or two of shingles and in that case the old ones need to be ripped off. Most places will let you add a second layer.
Hi Core, I should've written that I already have three layers of shingles on top, so it all needs to come off. The people who rent out dumpsters told me that it would cost only $650 to take away the entire roof rubbish. They also told me that I should be getting estimates closer to $5,000 or $6,000. I have yet to get one that low, but I'm still looking!
That's much more in range. Three layers have to go and that's a fair amount of labor. I know some places dumpsters for a roof are more like $1500 so that's why I asked.
Be sure who ever has insurance and a track record. If you look hard enough I'm sure you'll find someone to do it for really cheap but they probably don't have insurance and who knows what the quality of work will be. You probably need some new flashing too which depending on what they use can cost you a decent amount.
I wouldn't cheap out on the shingles, the labor costs what labor costs. Extra $500 toward shingles will go a long ways and last much longer.
We are roofing our new addition. I bought 35 year shingles for $63.00 a square on sale. At regular price, $84.00, the shingles should cost $1764.00. Labor at $100.00 per square would be $2100.00. Your house should take roughly 21 squares. One square is 100 square feet. So far you have $3864.00. You need to add D edge, water & ice paper, 15# felt, & nails. Add the dumpster & $5000.00 looks about right. The labor may run higher with 3 layers to take off, although sometimes 3 layers come off better than 1 layer.
Get a detailed list of what they are going to do & what materials they are paying for. You don't want to give the contractor money & then get a bill from a lumber yard. IT HAPPENS!
Thanks so much fellas. I went with a company that's certified and bid at $7000, which is a lot less than some non-certified (and uninsured) guys bid. Still, wish it wasn't so much.
They finished it. Turns out, it came to nearly $10,000 after all. They had to replace 30 sheets of plywood. It was crumbling and soggy. Eeeew. I'm so glad I didn't wait longer on this.
The finished job. They put in new gutters, downspouts and gutter guards, new flashing around the chimney and vents, and added a ridge vent. I wish it could've been less, but now I'm just glad it's done.
Sounds like you found a good contractor. All those things you listed will be to code. If you ever sell, that will all help the price & sale. Also insurance should be less with a good roof. Check with your agent.
Keep the receipts. If you do sell, ant improvements you make come off first, but you need receipts.
Looks great by the way!
Bernie
That's what you needed done. The chances of having 3 layers of shingles and still having good sheathing under them is next to none. The ice dam protect is very useful, what that does is keep melting water from ice build up from leaking into your house. Flashing needed to be replaced with everything else going on or you would have leaks. Ridge vent if not present is needed for ventilation which will make the roof last long. I'm sure from the sounds of it the gutters were also shot.
All and all sounds like a pros job and you shouldn't have to deal with anything for decades to come. If you do sell your house a new roof is a big selling point.
Core, the gutters were in such awful shape, it was partly their fault that the roof was so bad. I'd clean them out every spring and fall, but they weren't level right, so water would puddle in the middle, and spill up on heavy rainy days and freeze up on blizzard days. The basement was starting to leak because of it, too. I'm so glad I got this done!
I wish I could say that it'll benefit me come selling time, but I paid too much for the house and now the market is so bad, I'm just wondering if I'll even make what I paid. I hope to stick around for a while though.
