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Out of the Blue

We got our first roof estimate back yesterday... at just short of $9000 I'm still suffering from sticker shock. We have another roofer coming to assess the job today, but I'm imagining we are probably looking at the same ballpark. This certainly tempts one to try the home handyman route, but while I know roofing is something some especially handy homeowners can actually accomplish, I am pretty confident that my lack of confidence in my skills in this area is quite well founded.

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59. Re: Roofing Redux Apr 29, 2004, 14:00  Blue 
From Bronco:

Blue, does your roof need a lot of plywood replaced? I'm guessing yes. If so, the pricing will not vary much as plywood prices are freaking insane right now. A sheet of 3/4" plywood was $5 in August and is $19 now. No getting around it.

That was not counting plywood. You scared me, based on the price you mention, since this in our first estimate: "Inspect, remove and replace if neccessary, with CDX 4-ply 1/2" plywood @ $60.00 per sheet, or 6-ply 3/4" @ $90.00 per sheet." But I see this price is in line with jack shit's later (amazingly informative) post: "$90 per sheet of plywood that needs to be replaced because of rot or warping to be added to the total."

More from jack shit:

Good looks something like this:

Well my estimate looks like that, with the critical exception of not having any of the specifics. It is not broken down into Squares, nor even square feet, just an overall price for the job (not even an itemized price for all the unmeasured specifics). Oh hell, you went to such trouble, I'll type it out:

Roof Removal
  • Remove existing shingles down to the sheathing

  • Inspect, remove and replace if neccessary, with CDX 4-ply 1/2" plywood @ $60.00 per sheet, or 6-ply 3/4" @ $90.00 per sheet.

  • Apply GAF Weatherwatch® Ice and Snow
  • shield starting behind gutters, and in valleys 2 1/2" up roof line
  • Install 30lb heavy duty felt paper to all areas

  • Install new pipe/vent boots as needed

  • Install Cobra® ridge vent; Note: please take precautions to cover belongings in attic due to saw dust from installation of ridge vent

  • Install GAF Timberline 30 Year ® Architectural fiberglass based shingles; Color: to be determined

  • Apply Karnak #19 flashing around chimney

  • Install new drip edge to entire roof

  • Install new white aluminum seamless residential gutters, .032 gauge, to entire house with hidden strap hangars

  • Install new white aluminum residential leaders, .019 gauge to entire house

  • Complete removal of all job related debris

  • Total Cost: Eight Thousand and Nine Hundred Dollars ($8900.00)

  • (Price does not include any additional wood, including plywood.)

    Don't be fooled by the salesman. Roof salesmen are just like car salesmen. They come to your home and size you up. They know whether you know anything just from talking to you, and make their prices accordingly.

    I think this was the case. We own what has to be viewed as the nicest house on our block, as it's brick and taller than the neighbors, so I imagine he thinks we're high rollers or something.

    don't even bother with guys that don't need to go on your roof because they are old pros that don't need to bother. No one can do a competent roof estimate from the ground.

    I found it a bit curious that he came to do this estimate without having a ladder at all, good to know that the concern this provoked was well-founded.

    Add 20% for a cut-up hip roof.

    Unfortunately, this is probably a fair description of our roof... though the four valleys for the two window areas may not be severe enough to call cut-up. Also, I don't know what qualifies as steep, but it looks more than mildly steep to me.
    DO NOT ADD WASTE FACTOR TO TEAR OFF!!! lol, an old insurance joke, but true.

    Does that refer to things like the felt paper and the weather shield?

    Anyway, thanks a million for all the info, I appreciate that a lot.

    I liked the guy today much better, as he seemed to really size up the job, rather than how much he could soak us for. After discussing the way the leak manifested itself, and checking various areas of the lower roof from his ladder (thank you very much), he said he thought we had a valley problem caused by ice damage (it first started leaking when there was snow and ice on the roof) because, while the roof itself looks good for at least another five years, it was installed with no weather shield. He looked inside at the spot of the leak to identify the problem area, and walked across the street with me, and sure enough, right where he expected a damaged portion of valley, you could see the problem.

    While admitting to what I knew already, that no roofer will guarantee a patch job, he offered the following estimate, expressing genuine confidence that it would take care of the problem:

    Valley Repair (Appx 24 ft) 4 Valleys (5-6 ft each)
  • Remove all existing layers of shingles in valleys only

  • Install heavy duty ice and water shield in valleys on roof

  • Install new roofing shingles: 25 year

  • Clean up and remove debris

  • Price of job: $650.

    I thought the guy was much less full of shit than the first one, and the company has been around for a long time with a clean record on the BBB and loads of references. I and am inclined to trust his assessment of the job, and it seems worth a chance that the repair might not do the trick for the chance of saving so much money (and trouble, as the repair should only take a few hours) if it does. I wonder what they will say to me asking about limiting the number of men on the roof at once and that they use hammers?

    As a side note, though he didn't actually estimate the whole roof, at one point he threw out a guess of around $10K, so I don't necessarily think the other guy came in high (this guy admitted that his would not be the lowest estimate, just that he'd do the best job), I just find it unsettling that he would conclude the entire roof needed replacement without getting within 10 feet of a shingle.

    We're expecting another guy tomorrow, but this is the contractor I've never liked just for the way their truck drivers recklessly drive around town, and I'm halfway inclined to just cancel their appointment, as they are the ones with a couple of BBB complaints on their record to boot.

    Anyway, thanks again very much for all the lowdown on roofing.

    I wonder what the chances are I won't have to edit such an ambitiously formatted post as this one?

    Stephen "Blue" Heaslip
    Blue's News Publisher, Editor-in-Chief, El Presidente for Life

    Edit: Ha! Knew it!
    This comment was edited on Apr 29, 14:09.
    Avatar 2
    Stephen "Blue" Heaslip
    Blue's News Publisher, Editor-in-Chief, El Presidente for Life
    Previous Post Next Post Reply Quote Edit Delete Report
        Date Subject Author
      1. Apr 29, 09:08 Ask Bronco... Ray Marden
      2. Apr 29, 09:15  Universal ad- Van Helsing Gir
      3. Apr 29, 09:17   Re: Universal ad- Van Helsing nin
      8. Apr 29, 10:19    Roof Zathrus
      4. Apr 29, 09:24   Re: Universal ad- Van Helsing Ray Marden
      5. Apr 29, 09:30    Re: Universal ad- Van Helsing Ihya
      6. Apr 29, 09:47  Re: Ask Bronco... Bronco
      7. Apr 29, 10:17   Re: Ask Bronco... nin
      9. Apr 29, 10:26    Re: nin uses lousy subjects Zathrus
      12. Apr 29, 10:37    Re: Ask Bronco... complicity
      20. Apr 29, 10:52    Re: Ask Bronco... Ray Marden
      56. Apr 29, 13:23     Re: Ask Bronco... TV Alert FourPak
      87. Apr 29, 19:11      Re: Ask Bronco... TV Alert Halsy
      88. Apr 29, 19:19       Re: Ask Bronco... TV Alert Bunko
      100. Apr 29, 21:37        Re: Ask Bronco... TV Alert Halsy
      102. Apr 29, 21:56         Re: Ask Bronco... TV Alert Hump
      105. Apr 29, 22:05          Re: Ask Bronco... TV Alert Bronco
      28. Apr 29, 11:06   Re: Ask Bronco... complicity
      10. Apr 29, 10:29 Brain Teaser thwart
      13. Apr 29, 10:38  Re: No subject nin
      22. Apr 29, 10:56   Re: No subject complicity
      26. Apr 29, 11:02    Re: No subject nin
      30. Apr 29, 11:12     Re: No subject complicity
      32. Apr 29, 11:16      Re: No subject nin
      37. Apr 29, 11:36       Re: No subject complicity
      38. Apr 29, 11:42        Re: No subject nin
      40. Apr 29, 11:52         Re: No subject complicity
      53. Apr 29, 13:12    Re: No subject Bodolza
      54. Apr 29, 13:16     Re: No subject nin
      55. Apr 29, 13:16     Re: No subject F Diddle, Esquire
      57. Apr 29, 13:38      Re: No subject nin
      73. Apr 29, 16:59     Re: No subject Bunko
      74. Apr 29, 17:03      Re: No subject DDI
      75. Apr 29, 17:04       Re: No subject DDI
      77. Apr 29, 17:25       Re: No subject nin
      79. Apr 29, 18:00       Re: No subject Zathrus
      82. Apr 29, 18:22        Re: No subject Enahs
      84. Apr 29, 18:36         Re: No subject nin
      85. Apr 29, 18:44         Re: No subject Halsy
      113. Apr 30, 01:12         Re: No subject Zathrus
      124. Apr 30, 10:18          Re: No subject Enahs
      125. Apr 30, 10:26           Re: No subject Bronco
      126. Apr 30, 10:27           Re: No subject nin
      72. Apr 29, 16:59    Re: No subject DDI
      78. Apr 29, 17:34     Re: No subject Zathrus
      11. Apr 29, 10:30 Social disorder article Brian
      25. Apr 29, 11:00  Re: Social disorder article Bronco
      31. Apr 29, 11:14   Re: Social disorder article Brian
      33. Apr 29, 11:26    Re: Social disorder article Bronco
      76. Apr 29, 17:24    Re: Social disorder article Tango
      14. Apr 29, 10:38 Wide Screen WalterEgo
      17. Apr 29, 10:42  Re: Wide Screen Ray Marden
      15. Apr 29, 10:38 grrrr complicity
      16. Apr 29, 10:40 Wide Screen WalterEgo
      18. Apr 29, 10:45  Re: Wide Screen nin
      19. Apr 29, 10:49  Re: Wide Screen complicity
      21. Apr 29, 10:53   Re: Wide Screen thwart
      23. Apr 29, 10:58    Re: Wide Screen complicity
      27. Apr 29, 11:03     Re: Wide Screen thwart
      29. Apr 29, 11:07      Re: Wide Screen complicity
      41. Apr 29, 11:53      Re: Wide Screen jeremiah
      43. Apr 29, 12:03       Re: Wide Screen Zathrus
      44. Apr 29, 12:07       Re: Wide Screen complicity
      24. Apr 29, 10:58 Up for some roofing? WalterEgo
      34. Apr 29, 11:28 Computer Zathrus
      35. Apr 29, 11:33  Re: Computer nin
      42. Apr 29, 12:01   Re: Computer Zathrus
      45. Apr 29, 12:11    Re: Computer complicity
      58. Apr 29, 13:58     Re: Computer Zathrus
      103. Apr 29, 22:00    Re: Computer strangelove
      114. Apr 30, 01:14     Re: Computer Zathrus
      36. Apr 29, 11:36  Re: Computer Valcor
      39. Apr 29, 11:50   Re: Computer complicity
      46. Apr 29, 12:27 Roofing Parallax Abstraction
      48. Apr 29, 12:38  Re: Roofing banddirector
      47. Apr 29, 12:36 Doing da roof Todd
      49. Apr 29, 12:41 Roofing jack shiznit
      60. Apr 29, 14:01  Re: Roofing Bronco
      50. Apr 29, 12:51 Roofing Redux jack shiznit
      51. Apr 29, 12:54  Re: Roofing Redux Dantastic
    >> 59. Apr 29, 14:00  Re: Roofing Redux  Blue 
      61. Apr 29, 14:14   Re: Roofing Redux Bronco
      62. Apr 29, 14:20    Re: Roofing Redux nin
      63. Apr 29, 14:21    Re: Roofing Redux  Blue 
      67. Apr 29, 15:12   Re: Roofing Redux jefbur
      70. Apr 29, 15:32    Re: Roofing Redux Zathrus
      71. Apr 29, 16:03   Re: Roofing Redux jack shiznit
      52. Apr 29, 13:03 wow BluestCheese
      64. Apr 29, 14:29 No subject Nonicknameforme
      65. Apr 29, 14:43  Re: No subject beaves
      66. Apr 29, 14:47  Re: No subject Dantastic
      68. Apr 29, 15:22 No subject Soupkin
      69. Apr 29, 15:25  Re: No subject BluestCheese
      80. Apr 29, 18:15 No subject RazorWynd
      81. Apr 29, 18:21 Fox News thwart
      83. Apr 29, 18:25 Doom III wasrad
      86. Apr 29, 18:48 No subject Halsy
      89. Apr 29, 19:39 I'm fucking sick!!!!! Filip Svendsen
      92. Apr 29, 20:20  Re: I'm fucking sick!!!!! Hump
      93. Apr 29, 20:25   Re: I'm fucking sick!!!!! Filip Svendsen
      94. Apr 29, 20:39    Re: I'm fucking sick!!!!! Hump
      96. Apr 29, 20:46     Re: I'm fucking sick!!!!! Filip Svendsen
      97. Apr 29, 20:54      Re: I'm fucking sick!!!!! Enahs
      98. Apr 29, 20:55       Re: I'm fucking sick!!!!! Filip Svendsen
      99. Apr 29, 21:02      Re: I'm fucking sick!!!!! Hump
      106. Apr 29, 22:42       Re: I'm fucking sick!!!!! complicity
      109. Apr 29, 23:18        Re: I'm fucking sick!!!!! Halsy
      120. Apr 30, 07:17         Re: I'm fucking sick!!!!! Hump
      121. Apr 30, 07:38          Re: I'm fucking sick!!!!! Bronco
      129. May 1, 00:10           Re: I'm fucking sick!!!!! Ray Marden
      130. May 8, 02:00            Re: I'm fucking sick!!!!! wileyj
      122. Apr 30, 08:53          Re: I'm fucking sick!!!!! Zathrus
      123. Apr 30, 09:55          Re: I'm fucking sick!!!!! ShockwaveRider
      127. Apr 30, 15:26          Re: I'm fucking sick!!!!! Moog Operator
      128. Apr 30, 18:13           Re: I'm fucking sick!!!!! Hump
      95. Apr 29, 20:42   Re: I'm fucking sick!!!!! WarPig
      119. Apr 30, 05:36    Re: I'm fucking sick!!!!! Tango
      90. Apr 29, 19:56 No subject Nonicknameforme
      91. Apr 29, 20:00 No subject Nonicknameforme
      101. Apr 29, 21:56 Cloning unaloony
      104. Apr 29, 22:01 Cheer up everyone! Bronco
      107. Apr 29, 22:46  Re: Cheer up everyone! complicity
      108. Apr 29, 23:11   Re: Cheer up everyone! Bronco
      110. Apr 29, 23:20    Re: Cheer up everyone! complicity
      115. Apr 30, 01:21    Re: Cheer up everyone! Zathrus
      116. Apr 30, 01:47     Re: Cheer up everyone! Siward
      117. Apr 30, 02:35      Re: Cheer up everyone! Halsy
      118. Apr 30, 04:42       Re: Cheer up everyone! Siward
      111. Apr 29, 23:47 Un-Green unaloony
      112. Apr 29, 23:50 Correction ... unaloony


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