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Socoken
| | Posted on Saturday, September 25, 2010 - 01:10 pm: | 
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19k is pretty high, but not unreasonable. If its really steep, 10/12 or more, and has a plank roof with shakes on it... Are they going to sheet the roof, or is it a newer house with plywood already? If they have to sheet it, its a big roof (more than 30 sq), its more than a 10/12, has shakes or more than two layers of shingles, has a ton of valleys, etc, that stuff adds up.
Im also curious what you meant by 3ft of metal at the eves. Are you saying that the lower 3 ft of the roof will have metal rolled on all around the house? Ive never seen that before, and Im not sure I can see a benefit. Ice dams allow water to pool up on the eves and work its way "uphill" under the shingles. Metal doesnt seal around the nails through the shingles, so once water is behind the shingles it can get through nail holes. Ice and water or winterguard must be used as the first course of underlayment. In our neighbor state to the west, MN, its two rows. If your roof has a history of issues of ice dams, I would suggest two rows of ice and water.
I used to have a construction company in La Crosse and I have done a ton of roofs, some in the 20k range. Shoot me a pm if you would like me to look at anything.
I can honestly say some roofs I just bid high because I didnt want to do them. If I had a lot of other stuff lined up, my mindset was if I got the contract, great. If not, no big deal. Some guys who are hungrier will bid low to make sure they get the work because some income is better than none.
If you can get anyone by referral, thats the best. There is no way to know if a contractor will come back in a storm if you have an issue unless you know some one who used them before. There is also a huge gap in how well some take care of your house, and your yard, compared to others. Cant hurt to ask around or get references from the contractor. Contractors who get good referrals stay pretty busy, so be wary of anyone who has a "wide open schedule."
(Message edited by socoken on September 25, 2010) |
Davegess
| | Posted on Saturday, September 25, 2010 - 02:18 pm: |
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The roof is very steep. Maybe 60 degrees from horizontal. I estimate about 1800 square feet.
I was mistaken on the metal ice shield; it is a membrane.
Everyone is quoting 30 year dimensional shingles with a complete tear off, two layers of shingles and then cedar. The roof will also likely need plywood sheathing and this will be an additional 3200 to 4000 bucks.
Gutters too and the bids on that range from 1800 to 3100.
All three guys I have had look at it are rated very high by Angie's List.
The cheapest guy is speccing aluminum for the flashings and membrane for the valleys. The expensive guy is speccing all galvanized powder coated steel for that stuff and he puts membrane on the valleys also. That has to be part of the cost.
Interestingly the cheap guy is doing 6 feet of membrane above the gutter line and the other 2 only do 3 feet.
Here are a couple of pictures.
There is a flat roof on top that is not being done, it is good shape. you can't see it because of the trees but the roof with the peak only extends about halfway to the chimney on left side before there is a valley and it jogs out to meet the main roof.
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Aptbldr
| | Posted on Saturday, September 25, 2010 - 07:25 pm: |
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Oh man, you didn't mention the skylight! 
Instead of a fixed price on roof sheathing replacement, ask for a price per sheet removed & replaced. Reduce the risk to both of you. |
Davegess
| | Posted on Saturday, September 25, 2010 - 07:47 pm: |
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I do have a price like that but it i likely there is no sheathing because of the cedar shake underneath. |
Socoken
| | Posted on Saturday, September 25, 2010 - 08:39 pm: |
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Looks like a 12/12 on the gable section and 14/12 on the hip end. If it has shakes, it will need to be sheathed. Here is what I see when I look at that roof:
1- All shingles will have to be humped up a ladder
2-The eves are short, so extra care will need to be taken during tear off to protect the house
3-Two full stories adds time to things, as extra care needs to be taken. No one wants to fall off a roof, but at two stories or more it becomes less of a second thought.
4-The steepness means roof jacks all the way up, and shuffling those and working off them is a lot slower than walking on the roof.
5-The disposal fee for 2 layers plus shakes is a lot more than a one layer tear off.
Also, Architectural shingles are a two piece laminated design. In pitches 12/12 or more, a new set of rules applies for application. Some require extra nailing, some require adhesive under the shingles. An application that steep can allow the laminated section to slide out in high heat or direct sunlight as the tar holding the shingle together melts. Failure to abide by manufacturer directions will void the warranty. |
Davegess
| | Posted on Saturday, September 25, 2010 - 10:12 pm: |
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I really appreciate all the comments. This has been really educational and very helpful. |
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