| Author | Message | ||
     Xl1200r |
I'm buying a house, it needs a roof...like...now. House is an 1100 sq ft ranch with a 1 car attached garage, low-pitch roof (walkable, I'd say 4 or 5 in 12). I don't know the square footage of the roof, but I'd guess it to be around 1700 or so. 2 layers of shingles need to be removed, and a ridge vent installed. I got an estimate for $8200, which is way high. The seller's got an estimate for $5100, and are willing to give me half. My question is how much would I need to spend on materials to do this job myself. It needs 6 feet of ice barrier, and I'd like to use 30-year architectual shingles. I'm still trying to negotiate. I understand where the seller's are coming from (not a new house means I shouldn't except a new roof, so half the cost is a comprimise), but I don't exactly have thousands of dollar's to toss into this place right away, and I doubt anyone else how buys it will given the price-range. Thoughts? | ||
| Edgydrifter |
My roof is very similar to yours in size, with a slightly greater pitch. I paid about $5K almost ten years ago for a total tear-off, redecking and asphalt 3-tab with a few extra roof vents, so I think the seller has received a very reasonable estimate. If you haven't done this kind of work before, just pony up the cash and stand back. I was tempted to do my own roof, having some small experience with roofing. Ultimately, though, it came down to a simple question--if money were no object, would I still do the job myself? The answer was an emphatic NO. Roofing can be brutal, and if you screw it up you're going to spend a pile of money down the road fixing your mistakes. In materials alone, you'd likely spend about $1,500 for your the kind of roof you describe. The extra grand, then, is your "convenience" fee, and well worth it IMO. | ||
| 2008xb12scg |
I need a new roof too. I asked my buddy (who does EVERYTHING himself) and he said he would never do a roof again. To much work and lots of leaks when you don't know what you're doing. Just thought I'd pass that along. Good luck and let me know if it's as much a pita as I was told. | ||
| Cowboy |
Have you given any thought to going with a metal roof. the meteral is a little high but it will last a life time. You can see mine in my profile. | ||
| Panhead_dan |
Architectural shingles and ridge vent is probably why your estimate was so much higher than the sellers. If they got an estimate for 3 tab and regular vents, there would be considerable difference. If I were you, I would find a good roofing contractor and have them do the job. They will be bonded and will have to guarantee the job for a year. The materials manufacturer will also guarantee the roofing material for like 40 years. If you do it yourself, you may get no guarantees at all. | ||
| Lonexb |
30-year architectual shingles in long island, new york from certainteed run about $74 a square. roll of ice and water runs about $80 a roll.3'x100'. roll of tar paper is $25. you will need 3. ridge vent i think is around $30.(can't remember of the top of my head.)20' long you will need 2. cap for the ridge is around $25 a bundle. does about 30'. and a ten yard dumpster is $380. and yes you will be able to get both layers in a ten yard dumpster. hope that helps. if i were doing the roof i would charge around $5300. a little more if it was a hip roof.(extra cap would be needed.)plus $50 a board of plywood, if any needed to be changed. brian (Message edited by lonexb on April 29, 2009) | ||
| Svh |
Did 2 roofs and will never again. Just so much easier to have some one else do it. I do not like to pay to have some one do something I know I can do with the exception of roofing. Leave it to the pros plus they will probably get it done in a third of the time it would take you. Less rain worry then. | ||
| Wheelybueller |
Ditto,did my garage,I will Never do a roof again. Had an air nailer, proper staging and all. Just my .02 | ||
| Sifo |
If I were selling you a used bike and the engine was toast would you expect to get a break in price equal to half of the repair cost? I'm not sure you should expect only half the cost of the roof. It's up to you to decide if the deal you are getting is a good one for you, but chances are that the sellers don't have buyers lined up to lay down cash right now. Just sayin'. Only had to have a roof done once. Hired a local company that did my neighbors roof. Done in 2 days. Money well spent to get it done professionally, IMO. | ||
| Just_ziptab |
Around here,friends get together and do roofs........mostly just for the beer and diners. I helped on a gang a few years ago....all fun. Re sheeted and shingled a house in 3 days...............7 guys and all the tools needed. Contractor here wants $10,000.00 to do the old farm house....about 30x30 with two porches....yikes! When I had a contractor do my old house (850 sq feet)..I paid for it out of pocket..........must have been a hell of a lot cheaper back then to "hire out".For long term,steel is where it's at! When I did the new shack,it was $6,000.00 for materials. 18 foot sheets and 120',flying gable to flying gable. 35 foot across the center section. The bitch was getting the hole in"the right spot" for the wood stove chimney. Rain is a bit noisy,even with 18" of insulation. Snow will "avalanche" once in a while. Pretty much bullet proof.  | ||
| Jstfrfun |
Cough up the 2550, and be thankfull. | ||
| Ft_bstrd |
Two things I will never do: Roofs Vinyl Flooring | ||
| Darthane |
I'm not a roofer, but I have done a few, including a complete tear-off and replacement for my parents' house (1000sqft ranch similar to yours) and more recently my garage. No sissy pneumatic nailers, either - all elbow grease. Roofing isn't really difficult, but it IS time-consuming, back-breaking work and requires some careful planning and attention to be done properly. For ~$2600, I completely agree with most of the people here - have a pro do it. Were I covering the whole cost myself (and I likely will in the next five years or so), I'd do it myself with some trustworthy help. | ||
| Xl1200r |
Architectural shingles and ridge vent is probably why your estimate was so much higher than the sellers. If they got an estimate for 3 tab and regular vents, there would be considerable difference. The ridge vent is a code requirement, so they both have to do it. And looking at the estimates, they were both using comperable shingles. If I were selling you a used bike and the engine was toast would you expect to get a break in price equal to half of the repair cost? I'm not sure you should expect only half the cost of the roof. It's up to you to decide if the deal you are getting is a good one for you, but chances are that the sellers don't have buyers lined up to lay down cash right now. Just sayin'. Unfortunately, I was one of 5 people who put a bid in on this house less than a week after it went on the market, and got it by a mere $1000. If I bail, they will have no problem selling. However, the roof will be an issue for the next potential buyers as well. Cough up the 2550, and be thankfull. I don't think so. I'm paying OVER asking price on this house, and I did not go into it thinking that it needed a roof within a year. The house isn't expensive, which means folks like me, without a ton of cash to put down on a place are lining up to buy it. People like us don't typically have thousands of dollars left over after the purchase to sink into repairs. I will not settle for the $2650 they're offering me. I really like the house, but I have no illusions that it's the only one for me. Have you given any thought to going with a metal roof. the meteral is a little high but it will last a life time. You can see mine in my profile. Metal roofs looks nice on the right house. This is not that house. Regardless, I don't plan on staying in this place long enough to justify the cost. And with the way the roof is shaped, falling snow and ice would be a major conern. Thanks for the info, though, guys. The cost of meterials that was mentioned was pretty much in line with what I was figuring. | ||
| Doon |
xl1200r, where you buying? Me just being curious  | ||
| Xl1200r |
North Greenbush. I work in the RPI Tech Park and this place is a mile and half door to door from my office. I was actually looking in your neck of the woods in the old section of Nisky, and while I was able to find a couple nice homes there for my money, the commute was just too much to bear. |
