HERE IS AN ESTIMATE I GOT FOR MY RESIDENT HOUSE:

The home Above Grade Living Area: 1,256 SF

I now apparently have Certainteed Horizon Shingles (roof installed 5/1998 by prior owner) that from my layperson inspection don't look worn out:

If there is anything about this that is incomplete, please advise.

A neighbor said that most quotes now are coming in inflated and I should negotiate. Do Mr Landlord folks agree on this point?

New roof

MG roofing will remove existing shingles off to the bare wood deck including all and any type of flashing after

will check sheeting for any warping , rotting ,split , water damage etc ., if any will have to replace .

If boards

MG roofing will replace any amount of wood planks 1x6s , 1x8s at $ 5 per linear F.

( this charge is separate from original quote , it will be an add on to final total )

If plywood

MG roofing will replace each regular sheet if 4 x 8 x 1/2 at $45 each . if it has 3/4 inch plywood will be at

$ 50 each .

( this charge is separate from original quote , it will be an add on to final total )

MG roofing will also check rafters for any warping , rotting on top or split , if we find any will have to either sister

or replaced will do either one

MG roofing will sister each rafter at $ 10.00 per lineal F

( this charge is separate from original quote , it will be an add on to final total )

after all repairs if any, will begin to install

( weatherguard by centainteed ) on edges , sides , valleys .etc

the rest of the exposed wood deck gets fill with ( polypropylene synthetic underlayment )

finally will install new shingle (will use 25 year shingle by landmark, timberline,certainteed or tamko same

color , will do all flashing while installing new shingles ( step flashing ,chimney , vent collars , apron flashing

all related gets replaced , and will install if missing flashing.

will add drip edge all around and a new apron flashing were need it , and finally will install a new breathable

shingle cap over by cobra vent II and caps will be of the same color as shingles chosen

cost on labor and material with a 12 year warranty $4,800

I don't know about MD, but that would be a good price here.

But only IF they do it right!

Even if they gave you a copy of their license and insurance, call the state licensing board and call the insurance company to VERIFY that these are current and in good standing. (Trust but verify!)

Is your 1,256 SF figure the SF of the house or the SF of the roof. I'm guessing that it's probably the house & that the roof is more like 1,200 - 1,400 SF. If this is the case then IMO it's an unbelievable low price. Currently around here 1/2" CDX plywood costs about $60.00 a sheet & 3/4" is close to $80.00 a sheet. Unless his $45.00 & $50.00 prices are just to install & don't include removal of the old plywood & providing the new plywood. The rubbish disposal fees here would be close to $400.00 just for the tipping fee.

I don't understand why he would even mention replacing the chimney flashing unless it's obviously bad.

I just had quotes on a 1200 sq ft house to replace the roof with new deck and shingles. Old house with barnwood decking.

Prices ranged from $12,000 with a budget contractor and lowest priced shingles to $25,000 for the premium contractor who only uses premium materials and boasts about paying his employees premium wages.

The mid range guy wanted $11,000 plus decking at $90 to $100 per sheet of plywood and he estimated 55 to 65 sheets needed. All prices variable with current market price of materials.

Not for nothing but if it's too good to be true.....

Just wondering - who gave you this estimate to get this work done.....was it a contractor or the insurance company's estimate to get this job done?

Ray

No one is advising me on this in particular. I chose to get some estimates b/c I have read that this type of roof has typically 25 yrs life. I just had another roofer here today. He said roof likely has 2 more years left from him looking at it. This roofer did a replacement on house across the street about 2 yrs back, and my house is similar to neighbor's house.

this is a summary,

A performance bond is issued to one party of a contract as a guarantee against the failure of the other party to meet obligations specified in the contract. ... A performance bond is usually provided by a bank or an insurance company to make sure a contractor completes designated projects.

BTW, I had a roofer look at a roof when I was buying a building and they said it had a few more years. Then I had them back 3 years later. My cashflow was tight and I couldn't do the roof then and five more years have gone by and I'm doing the roof now. If yours is not leaking, you can buy some time and save up for a better shingle.

Small Potatoes NY: You write, "A performance bond is issued to one party of a contract as a guarantee against the failure of the other party to meet obligations specified in the contract."

Alice - the only time your roof is covered by insurance is if there is some unfortunate event that damages the roof such as a tree falling on it or hurricane or something along those lines.

You are doing the right thing by actually doing the maintenance/replacement required of your home.

Those people that hire roofers to come out and manufacture some damage to the roof so that the insurance co will cover it are defrauding the insurance co. Don't go down that road.