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-   -   total replacement of roof.... (http://www.houserepairtalk.com/f34/total-replacement-roof-2414/)

shan2themax 06-18-2007 05:52 PM

total replacement of roof....
 
I know that this is a wide and broad question... but humor me.... worst case scenario to replace an entire roofing system.... rafters to shingles... ( I will do the gutters myself).... the house has a 5/12 pitch... is 50x29 ish and has a 10X20 screened in porch on the back.... the pictures of it are in my gallery if you want to look... I just need a dollar amount so I am not so shocked when I get the estimates back..... (are three estimates enough... or should I get more....and ... if the rafters need replaced am I better off witha construction company or a roofing company or does it matter either way)

thanks in advance!!!!!!!!!

cibula11 06-25-2007 09:45 AM

May I ask why you are replacing the entire roof, rafters and all?

Get as many estimates as you can. 3 might be enough, but the 4th could be the best estimate.

I can't offer any suggestions on the rafter price, but looking at your house and assuming that there is only one layer of shingles, you are probably looking at $4,000-6,000 for the roof (tearing off shingles and replacing). The rafters and new sheathing would be on top of that. Again, that is extremely rough and local estimates would provide you with the best estimates.
( it could be upwards of $10,000 for all that you want done)

shan2themax 06-27-2007 07:46 PM

Quote:

Originally Posted by cibula11 (Post 10259)
May I ask why you are replacing the entire roof, rafters and all?

Get as many estimates as you can. 3 might be enough, but the 4th could be the best estimate.

I can't offer any suggestions on the rafter price, but looking at your house and assuming that there is only one layer of shingles, you are probably looking at $4,000-6,000 for the roof (tearing off shingles and replacing). The rafters and new sheathing would be on top of that. Again, that is extremely rough and local estimates would provide you with the best estimates.
( it could be upwards of $10,000 for all that you want done)

okay... so, I got two estimates so far... One of them was for 4 grand.. this was to remove shingles, 15# felt, 30 year shingles, drip edge and extra layers at valley(extra layers at the valleys doesnt sound like a good idea)... the second one was 6 grand.... that included new decking (osb), 30 # felt, drip edge, new ridge vent, removal and disposal of what is torn off... ice stuff for the valleys.. (i forgot what it was called) 30 year shingles removal of the square vents, recutting of the boards to make a larger opening for the ridge vent....

first estimate roofer looked inside the attic, said the boards showed 'burns' from heat where ridge vent wasnt allowed to vent properly... second guy seemed to know all that already without actually looking inside the attic.... he was more concerned with putting new decking up than the first guy... which... I saw what the decking looked like underneath and it was dark..... the rafter look brand new though..... so that was great!!!! I am trying to get two more estimates.... but trying to close on the house and get more than two days off in a row is hard.....

does the second estimate sound reasonable considering???? I was more comfortable with number two... he gave me insurance info, references, pictures and that sort of thing while he was introducing himself..... the other guy just wanted to talk about the number of nails in the plywood and how much extra they charge per sheet in order to make money....

I personally would feel better having new decking put up... to me... it is obvious that it is failing the way it is.. .and I cant see putting 4 grand into something that isnt in pretty good shape to beging with... my only concern was ... does the original wood need to come off... guy #2 was talking about just putting new wood over existing... after the shingles and stuff were removed of course.....

cibula11 06-28-2007 01:42 PM

Do you have gaps in your current roof decking. i.e. there would be NO osb plywood under the shingles but 1x6 or 8's spaced apart. This was a common practice on older homes.

If the roof is spaced, then yes it is okay to just put the new OSB on top of the existing roof. If, there is plywood sheathing, they NO it needs to be taken up first. $6,000 sounds pretty good.

It is very true that if you have a weak roof decking, you would be better to toss your $4K into a garbage can then to use it to replace the roofing. If the decking is bad, replace it and the shingles.

shan2themax 06-28-2007 05:15 PM

Quote:

Originally Posted by cibula11 (Post 10305)
Do you have gaps in your current roof decking. i.e. there would be NO osb plywood under the shingles but 1x6 or 8's spaced apart. This was a common practice on older homes.

If the roof is spaced, then yes it is okay to just put the new OSB on top of the existing roof. If, there is plywood sheathing, they NO it needs to be taken up first. $6,000 sounds pretty good.
.

I am not sure if I understand what you mean by spaced.... I want to say guy #1 said 22 inch centers... I will have to look... the wood that is currently up there sways inbetween the rafters... if that makes sense.... I dont know if you can tell from my gallery picture of the front of the house or not....

Also, I will try to take a picture from the attic opening this weekend, so that you can see the boards....

if we remove the original plywood, I am sure that will add another 1000 to the cost..... so.... in the event we just put OSB overtop of what is there.... is it a really bad thing?

I can work with worst case... it is thinking things are good and finding out they arent that I dont deal with well....


the house was built in 1979

shan2themax 08-04-2007 04:38 PM

Pictures Finally
 
ok.. I know it has been a long time since I said I would post Pictures... just havent had the time.... but here they are now...

http://www.flickr.com/photos/shan2themax/

looking at the picture it looks to me that the ridge beam is cut? Or maybe it wasnt long enough and that is the next section.... Is that supposed to be that way? Doesnt look like a good idea to me... but then again I am not a roofer.

I am really at a loss for what to do (have the old wood torn off or not). I really really want it torn off.... just not sure if I can afford it, I cant seem to get a roofing company to give me a price for total tear off.......

shan2themax 08-12-2007 12:46 PM

Bump Bump
 
Just bumping in hopes of a response since I added pictures

inspectorD 08-13-2007 07:22 PM

It's OK
 
The ridge is typical...no issues there. The black stuff on the underside of the plywood is a fungi which delaminates the plywood after time. You need more ventilation in the attic area. Soffit and ridge vents would be best. Then close off the gable vents because they cause convection disruptions in the air.(whew)

Also check to see that All of your bathroom fans ,vents and other fans exhaust all air to the outside and not into the attic. This is a big problem of adding moisture into the attic space. I have seen some large icicles hangin in the winter...in the attic.:D
If the roof is ready for new wood..when you walk it will crack...don't let someone sell you something you don't need. Sometimes a few pieces have had it though...you be the questionair with any roofers. Get a good one.:eek:

shan2themax 08-14-2007 09:15 AM

Quote:

Originally Posted by inspectorD (Post 10977)
If the roof is ready for new wood..when you walk it will crack...don't let someone sell you something you don't need. Sometimes a few pieces have had it though...you be the questionair with any roofers. Get a good one.:eek:

it does crack when you walk on it... I got another quote for new wood at $5600, he said he would remove the old but I havent gotten the paper estimate yet so I am not sure that that will happen. He also said three days which seemed reasonable.

As far as exhaust fans, the only one in the house is over the stove, I will have to go up there one day and see if it goes outside, but honestly, I dont think it does, I only remember seeing the exhaust for plumbing and I dont see anything going from the kitchen to that area.,...... an exhaust fan in the full bathroom is another of my future projects

shan2themax 10-30-2007 07:38 AM

indecisiveness
 
Ok, so..... I have yet to fix this roof..... I wish that one of you know how kinda guys lived close and you could come over... look at it.. shake me and tell me what to do.... This is what I know...... the roof needs replaced..... this is my problem..... is the decking in such bad shape that it needs to be torn off.... ? one contractor says yes, one says no.... yet another one says... put metal over it... it wont matter..... I want my home to last... I dont intend to move anytime soon, and as crazy as this sounds.... I have found a way to be able to afford a little more fix.... I have to go back to college.... so that I can defer my student loans and have more money to spend on a monthly payment yet feel more comfortable...... what can I do.... so inside the attic. to see if the plywood that is up there is good? other than the active leak over the half bath (which isnt in use) the wood visually looks okay, with the exception of being blackened... which you can see in my gallery.......

someone shake me..... tell me what you would do........ remove or add on to existing plywood.... (ps they are 24 in center rafters)


I need shaken shannon syndrome.... hurrry.....lol


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