Roofing being done correc (by Jen [OH]) Mar 12, 2019 8:26 PM|
Roofing being done correc (by NE [PA]) Mar 12, 2019 8:32 PM
Roofing being done correc (by Busy [WI]) Mar 12, 2019 8:52 PM
Roofing being done correc (by Jen [OH]) Mar 12, 2019 9:42 PM
Roofing being done correc (by myob [GA]) Mar 13, 2019 4:46 AM
Roofing being done correc (by NE [PA]) Mar 13, 2019 4:54 AM
Roofing being done correc (by Jen [OH]) Mar 13, 2019 5:02 AM
Roofing being done correc (by NE [PA]) Mar 13, 2019 5:06 AM
Roofing being done correc (by S i d [MO]) Mar 13, 2019 5:19 AM
Roofing being done correc (by Steve [MA]) Mar 13, 2019 5:37 AM
Roofing being done correc (by Ken [NY]) Mar 13, 2019 5:48 AM
Roofing being done correc (by Jen [OH]) Mar 13, 2019 5:50 AM
Roofing being done correc (by Busy [WI]) Mar 13, 2019 6:22 AM
Roofing being done correc (by fred [CA]) Mar 13, 2019 6:54 AM
Roofing being done correc (by Still Learning [NH]) Mar 13, 2019 7:17 AM
Roofing being done correc (by Jen [OH]) Mar 13, 2019 7:24 AM
Roofing being done correc (by fred [CA]) Mar 13, 2019 7:38 AM
Roofing being done correc (by Steve [MA]) Mar 13, 2019 7:45 AM
Roofing being done correc (by fred [CA]) Mar 13, 2019 7:47 AM
Roofing being done correc (by Jen [OH]) Mar 13, 2019 8:16 AM
Roofing being done correc (by Oregon Woodsmoke [ID]) Mar 13, 2019 8:33 AM
Roofing being done correc (by Robert,OntarioCanada [ON]) Mar 13, 2019 9:28 AM
Roofing being done correc (by Robert,OntarioCanada [ON]) Mar 13, 2019 9:29 AM
Roofing being done correc (by 6x6 [TN]) Mar 13, 2019 9:40 AM
Roofing being done correc (by Lana [IN]) Mar 13, 2019 10:26 AM
Roofing being done correc (by fred [CA]) Mar 13, 2019 10:41 AM
Roofing being done correc (by fred [CA]) Mar 13, 2019 10:44 AM
Roofing being done correc (by Landlord ofthe Flies [TX]) Mar 13, 2019 1:24 PM
Roofing being done correc (by AllyM [NJ]) Mar 15, 2019 8:30 AM
Roofing being done correc (by Jen [OH]) Posted on: Mar 12, 2019 8:26 PM
What is the one way to tell if someone is a good roofer or not while they're in the midst of doing the work? I've had difficulty recently getting reasonable roof quotes that were not astronomical.
The positive thing that I have going for me is if one is given to someone reasonable they can get a couple more jobs right after.
The concern that I have is if someone is doing something on the roof that is incorrect oh, I am not knowledgeable enough right now to know it or to not give them additional roofs to get done.
I know the way around this is to ask for references. I also know of someone personally who had their entire house done, and then she had to have it redone at a later date. The person that did it is actually doing roofs all the time and maybe at the time was less-experienced. I didn't witness this personally but I do trust the source. I'm just really really concerned about such a high-ticket item not being done properly. Having said that, some of the quotes that I'm getting are so absurd that I can actually get the roof done a couple times for some of the high ticket quotes.
For example right now I'm dealing with a two to three layer two story house that would be a tear off. Some roofers are saying resheet the whole thing. Others are saying they will not know until the shingles are off and can take a look at the wood. I don't know if the one saying resheet the whole thing or just looking for extra income. He can always make a house better by replacing everything but we have to weigh that with cost. By no means do I want to put good new shingles over bad wood. I also don't plan on getting on a ladder to walk a roof.
Also I am in Ohio and looking to do shingles over the next week.
Roofing being done correc (by NE [PA]) Posted on: Mar 12, 2019 8:32 PM
Tough call, but a text book example of why it's important to know how to do this and rough material and time costs involved for projects.
Unless the roof sheathing is obviously shot, I would ONLY allow it to be replaced as needed. There is no reason to replace the entire roof with new plywood. --50.32.xxx.xxx
Roofing being done correc (by Busy [WI]) Posted on: Mar 12, 2019 8:52 PM
Is it going to be warm enough this early for shingles to seal? Or, does it have to be? --70.92.xxx.xxx
Roofing being done correc (by Jen [OH]) Posted on: Mar 12, 2019 9:42 PM
I have asked that question to several people. Iíve been told by some bad idea to do unless itís above freezing. Others have said even if it is above freezing the shingles can crack when the nails go through. Yet other roofers have the opinion that they can gauge the speed of their nail by the gun depending upon the temperature so that it goes in at the right speed and is soon as it gets above 50 the shingles walle I have asked that question to several people. Iíve been told by some bad idea to do unless itís above freezing. Others have said even if it is above freezing the shingles can crack when the nails go through. Yet other roofers have the opinion that they can gauge the speed of their nail by the gun depending upon the temperature so that it goes in at the right speed and is soon as it gets above 50 the shingles adhesive will work. --74.141.xx.xx
Roofing being done correc (by myob [GA]) Posted on: Mar 13, 2019 4:46 AM
You can start by culling your list. Figure out what's needed and see who comes up with what your thinking. For example there is no way you should pick a roofer who arbitrary says re sheet the whole thing. "No" we order extra decking "in case" bad decking is found. Next is you order the dumpster and you put materials on "your" account. This way when the roofer gives his estimate if he OVER estimates -- you can return the extra for YOUR money back. Here's the roofing scam. Over order 3 squares 4 rolls of tarpaper, extra box of nails. When the jobs over he's charged you labor for installing and using this stuff and now he's taking the EXTRA back to the roofing store and he puts that in his pocket. So find a roofer that will give you the materials list- you order and have delivered-- he is the one I would use.
USE a roofing supply company and go talk to them when you place the order. --99.103.xxx.xxx
Roofing being done correc (by NE [PA]) Posted on: Mar 13, 2019 4:54 AM
Too cold and your shingles will crack, too hot and they will be mushy and tear very easily. The tar strip will seal once the weather gets warm. --50.32.xxx.xxx
Roofing being done correc (by Jen [OH]) Posted on: Mar 13, 2019 5:02 AM
Is 35 too cold on architectural --74.141.xx.xx
Roofing being done correc (by NE [PA]) Posted on: Mar 13, 2019 5:06 AM
No. The only thing you may want to do it lay the bundles in a sunny spot. As long at they're straight, they'll lay fine. If the bundle is so cold that it holds its bent form when you move it around, then you'll have a little trouble. Warm weather is coming quick. --50.32.xxx.xxx
Roofing being done correc (by S i d [MO]) Posted on: Mar 13, 2019 5:19 AM
Recommendations are about it. Talk to someone who hired them 5 years ago. How have they liked the work they did?
There's a trap in REI to think we have to "know it all". Nope...impossible. Even smart DIYers like NE don't know everything, nor do they have time to baby sit contractors to ensure peg A is always correctly inserted into slot B.
Do you know enough to ensure your HVAC contractor is installing the $7000 system correctly?
How about your foundation guy? Is his $4000 set of pylons going to do the trick?
Are you positive that $3000 worth of PEX supply lines and PVC drain lines won't leak? Was the main line to the street installed with the proper grade to encourage the right flow of waste?
See what I mean? You CAN'T know for sure if a high priced repair is done correctly most times except by testing it and seeing if it works. Some problems don't show up for awhile, so all you can do is do basic due diligence: make sure it's complete and working before paying. --173.20.xxx.xxx
Roofing being done correc (by Steve [MA]) Posted on: Mar 13, 2019 5:37 AM
Jen, a building old enough to have 2 or 3 (illegal in most areas) on it will have individual boards instead of plywood as the roof sheathing. These boards tend to dry out & split especially when subject to so many extra roof nails being installed. If you have access to the attic & it's unfinished, you should be able to get a good idea of the boarding's condition. As a general rule if more than 1/3 of the boarding is bad, it's faster & actually more economical to add another layer of 1/2" plywood than to remove & replace some boards.
Go to the web sites of the roofing manufactures used in your area to see their installation instructions & warranty info. Around here the most common brands are GAF, Tamko and CertainTeed. In order to get the best warranty you'll find that all of the manufacturers will require you to use only their products. For instance GAF requires you to use their brand of underlayment.
IMO to try to determine if you'll get a good job you should look for a company that has been in business in your area for at least 10 years, preferably even longer. They should be able to provide you with a list of satisfied clients. Make sure you actually call or at least drive by the references. Since yours is a 2 story project make sure you don't get only 1 story references.
You'll want a company that has both liability & workmen's compensation insurance as well as any required local licenses. Any company that wants you to pay more than a 10% deposit, supply any of the materials, use any of your equipment or wants you to pull the permit is a good one to stay away from. Unlike some of my fellow LLs, I would want my roofer to handle everything including permits, providing materials, cleanups & warranty. Otherwise if a problem develops it will end up a huge he said she said ISSUE (or for Jeff[CO] PROBLEM) (g).
A good crew can install asphalt shingles year round. However IMO it's never a good practice to install them if the temperature is below freezing during the daylight hours. The same is true for installing asphalt shingles when the temperatures are in the 90+ range.
Have you talked with some of you local LLs who have similar roofs? --96.237.xx.xx
Roofing being done correc (by Ken [NY]) Posted on: Mar 13, 2019 5:48 AM
I think it is way too cold to be installing shingles and any roofer who told me otherwise would not be doing any of my roofs.I want the roofer to supply all materials and provide me with copies of insurance and workers comp.References from a landlord who has used someone several times.The best guy for the job will be a guy who does the job himself with helpers but that guy doesn't need to advertise and he has been doing it for 10-20 years so he has seen it all and his prices will be the best --72.231.xxx.xxx
Roofing being done correc (by Jen [OH]) Posted on: Mar 13, 2019 5:50 AM
I have talked with local landlords. Iíve been amazed to get $11,000 bid for a 24 to 25 square roof.
I guess it depends on the area how much youíre paying of course. The last roofer I donít with that was reasonable ask for additional jobs that were not roofing and Iíve been at five-year-olds with more dignity and accountability. So sadly trying to give work to someone who really wanted it in the work was available outside of roofing was a mistake. Wouldnít have been if the person wouldíve admitted their limitations.
Iím looking at factory seconds from duration as an option. I was told duration was top-of-the-line so no concern over 2nds.
I really canít imagine ever being successful on claiming a warranty on the roof. In my Opinion itís kind of like insurance. Itís important to have but donít expect it to be there when you need it. If it is great just donít count on it.
Roofing being done correc (by Busy [WI]) Posted on: Mar 13, 2019 6:22 AM
Well, glad to hear the price I am paying for a top-notch roof isnít way out of line for what you have been quoted. My goofy prefab homes have some very bad roof issues built into their design, starting with the very thin roof decking that was used. I am doing the whole shebang on the roof I am having done in early May. Price wasnít easy on the budget, but I have gotten so tired off all of the roof issues created by the Ďinnovative designí these little houses have.
Anyone else dealing with prefab homes built by National Homes out of La Fayetteville, Indiana in the 40s and 50s, I feel ya!
Jen, I currently have a kidsí sled in the attic the catch the drips over the kitchen, my concrete mixing tub catches the drips over the bedroom light fixture. I need to get in the attic this week to put hardware cloth over the opening where the squirrels are getting in. Neighbor over the back fence re-did his whole house exterior last year. All his squirrels made effort to move into my house. Going to have to tease the neighbor about that over the fence this year *grins* All my buckets and hardware cloth will be holding the line till the whole hot mess gets cleaned up in early May. My house has six year old architectural shingles, put on by the foreclosing bank. Over two layers of badly curled shingles. Obviously cannot fix a roof just by throwing more shingles on it, but it was the band-aid that got the house off the banksí books, and gave me time to plan for this.
I feel you budget pain, Jen, it isnít cheap. If the roof was on the ground, I could do all this work myself. But no heights for me! --70.92.xxx.xxx
Roofing being done correc (by fred [CA]) Posted on: Mar 13, 2019 6:54 AM
Can you list what this bid covers?
Roofing being done correc (by Still Learning [NH]) Posted on: Mar 13, 2019 7:17 AM
Have done 2 roofs in the last 2 years. Found the company on Angieís List, great references. Needed someone that could handle primary homeís complicated roof lines and had ice dam issues. When then ripped the shingles off, they discovered the flashing issues and corrected them. Loved the crew but also got other quotes for apartment roof since very simple roof. Other roofers were within $500 so went with the same crew since I knew there quality and trusted them to keep my tenants safe entering and exiting building during the roof job. They did need to replace 5 sheets of decking so that was above the quoted amount. This company will get that 3rd roof job in a few years. They also provide a guarantee. The original roofers on my primary home invited the neighborhood kids up on the peak. I also had a tenant that was a roofer that I wouldnít trust. Not all roofing companies are equal and roof water issues cause lots of damage. Make sure you find a trustworthy group with great references. --24.61.xxx.xx
Roofing being done correc (by Jen [OH]) Posted on: Mar 13, 2019 7:24 AM
That amount covered everything but the sheeting. The sheeting was going to add an additional roughly $2500.
The concern is I got the labor to a $4000 point with someone including resheeting with no materials. My red flag was definitely re-sheet the whole thingÖ Is what was said before the shingles were taken off. I looked a little bit further this person is relatively young. So that was my second red flag. In the meantime Iíve been able to get the person that has the 10 to 20 years experience doesnít advertise and is down until the season picks up. Iím looking at going with that person ASAP. I just want to make sure while the job was going on I wasnít overlooking something that I should be able to see done wrong while they are doing it. --74.141.xx.xx
Roofing being done correc (by fred [CA]) Posted on: Mar 13, 2019 7:38 AM
As a LL, you can't know EVERYTHING about building code, repairs and replacements. But you need to know something, so you are not taken to the cleaners by subs, even by those who you have hired in the past.
Let me ask you this: say you know absolutely nothing about the restaurant business, would you open a restaurant?
If you say no way Jose, you got my point. --99.59.x.xxx
Roofing being done correc (by Steve [MA]) Posted on: Mar 13, 2019 7:45 AM
Jen, my current costs for a 30 year laminated shingle, 2 strips od Ice & Water along the eaves, 8" aluminum drip edge for eaves & rakes, synthetic underlayment, new vent pipe boots, a ridge vent & required fasteners for a 25 SQ (2,500 SF) roof is approximately $3,150.00. My dumping fee for 2-3 layers of old roofing is approximately $800.00 - $1,200.00 plus trucking. My current WC for pitch roofing is $93.50 per hundred (every $100.00 paid to a worker cost an additional $93.50 for WC). In 40+ years of business they've paid out less than $700.00 in WC claims for my company. On top of the WC I pay approximately another $42.00 per hundred for my workers. This includes unemployment, liability, my portion of the their taxes and a small amount towards their vacation time. This translate to a $25.00 an hour roofer costing me almost $60.00 for every hour they are on the job.
In my area for a project like yours a fair price for a good job using decent materials would be in the $12,000.00 to $16,000.00 range. I do know some who would do it for less than $10,000.00 & some who wouldn't touch it for less than $20,000.00.
IMO if you find someone who you trust & can do it according to your time schedule $11,000.00 or so is a fair price.
Roofing being done correc (by fred [CA]) Posted on: Mar 13, 2019 7:47 AM
I just read your last response.
Can you clear up this: "It what was said before the shingles were taken off".
Roofing being done correc (by Jen [OH]) Posted on: Mar 13, 2019 8:16 AM
Shirt to clarify, if there is two layers of shingles in spots or three layers in other spots, wouldnít you have to tear off the shingles to know if the sheeting is bad?
I know that the roofer say they can walk it And tell, but this roofer said itís a full tear off. Not due to walking.
That was my concern --74.141.xx.xx
Roofing being done correc (by Oregon Woodsmoke [ID]) Posted on: Mar 13, 2019 8:33 AM
Jen,if you really want to know more about roofing, I would guess that U-tube is full of videos about how to roof.
But, if it is a second story building, you aren't going to be able to see much of what they are doing.
My only comment would be to make sure they are going to put ice shield on the edges. It's expensive but worth every penny. Ice dams can cost you a packet. --98.146.xxx.xxx
Roofing being done correc (by Robert,OntarioCanada [ON]) Posted on: Mar 13, 2019 9:28 AM
For some installing shingles is like renting a roof. Consider looking at alternatives. Metal roofs last much longer then shingles along with being more resistant to high winds. Upfront more expensive but the life expectancy is at least double to triple that of shingles. If the size of the roof is known can price out materials for a metal roof. A roof should last at least 20 to 30 years not less then ten years. Since installing a metal roof at the house the house next door has done the roof at least three times. So where is savings with shingles. High winds are becoming more common where a roof needs to be more weather resistant. Was in Germany for three weeks last year where in most European countries they do not use shingles or fiberglass insulation as the building codes are much tighter. The energy efficiency is also considerably better then most houses in Canada although the newer houses use less energy. --147.194.xxx.xx
Roofing being done correc (by Robert,OntarioCanada [ON]) Posted on: Mar 13, 2019 9:29 AM
View some videos on you tube to gain more knowledge about different types of roofs. Advantages and disadvantages. --147.194.xxx.xx
Roofing being done correc (by 6x6 [TN]) Posted on: Mar 13, 2019 9:40 AM
If you want to watch it being done and know a little about it you could google and get a drone.
Steve broke the cost down pretty well for you as an example.
I always try to do low bid as well but sometimes it does't pay off. --73.120.xx.xxx
Roofing being done correc (by Lana [IN]) Posted on: Mar 13, 2019 10:26 AM
Yes make sure the outside temp is fine. Too cold no seal, too hot an icky mess. I use an Amish contractor and we make a deal where I buy all the supplies but the roofing nails and the drip edge flashing. I usually loan him some of my roofing nailers and an air compressor as well. I like the Owens Corning High Performance Deck Defense for underlayment and OC Ice and Water barrier as it's sticky on one side and nails don't have to be put through it until it's shingled, unless there is a high wind. I keep 2 colors of shingles in stock. The contractor tends to come buy supplies from me when he is roofing in the area and runs out. --216.23.xxx.xx
Roofing being done correc (by fred [CA]) Posted on: Mar 13, 2019 10:41 AM
When I do a roofing job, I tear off the old roof if it's 1 layer, 2 layers or three. I want to see the bare deck and fix it, if needed.
Many cities are changing their codes and disallowing multiple layers, which is a good thing IMHO. If you think about it, roofers will not guaranty a roof job done over 2 layers, for obvious reasons.
Then there is the weight consideration.
As mentioned, you want the roofer to follow your city code and be insured, bonded and licensed. --99.59.x.xxx
Roofing being done correc (by fred [CA]) Posted on: Mar 13, 2019 10:44 AM
One last thing:
Get a lien release from the roofer's supplier(s) - a document that says that the roofer paid in full for all supplies used on your job. --99.59.x.xxx
Roofing being done correc (by Landlord ofthe Flies [TX]) Posted on: Mar 13, 2019 1:24 PM
Look at their materials. Are they using good multi layer architectural shingles? Using hip and ridge shingles or just cutting regular shingles to fit? Are they using underlayments? New vent caps and sleeves or trying to reuse old?
Cutting corners on materials would be one big clue. Are they stripping original layers or just laying good over bad? Sure, you can get away with up to 3 layers, but it's not as good as stripping. Also I bet disposing of 3 layers is more costly than just disposing of one so I'm not sure if you're saving money or just deferring it. --108.69.xxx.xxx
Roofing being done correc (by AllyM [NJ]) Posted on: Mar 15, 2019 8:30 AM
The one that says they won't know if there is wood damage until the shingles are off is telling the truth. Ask to see a house they did. Look at the edges of the roof. Are they straight or is there one shingle sticking out and another too short etc. That is sloppy. Ask for the underlayment that prevents ice damming from pushing water into the house above the gutters. Ask what kind of flashing they use. copper is best. Ask if your current flashing is still good. If it's copper it should be. If you go to look at a house they did the sign should still be out there or they could just give you an address for any house. Don't get dimensional shingles. They last a bit longer but can't have another layer put over them. I have that problem now with two homes. Get a lot of estimates and yes, they will try to trick a woman. --173.61.xxx.xx