Holy balls roofs are expensive!

[redline4]

We first built the "main" house, the upper 3 roof lines.
Went 2 years with no garage.
Then built the detatched.
Once we had enough equity, we refinanced and added on the mudroom and attached garage.
It was a panelized type prefab house.

It looks big in the pic, but it's 1600 sq. Ft.

 

[redline4]

We have gaf around here, it’s a good shingle, all gaf shingles are limited lifetime.

Yeah, I forgot to add the "limited".
I feel that most warranties can generally be used to wipe ones behind as most of the time thats all they are worth.

 

[Bigmac]

Yeah, I forgot to add the "limited".
I feel that most warranties can generally be used to wipe ones behind as most of the time thats all they are worth.

They cover defects in the materials, not wear and tear, or extrem conditions, they are still good shingles!! Beautiful house too!

 

[redline4]

They cover defects in the materials, not wear and tear, or extrem conditions, they are still good shingles!! Beautiful house too!

Thanks.
It's ok. You can tell the prefab skimps on window quality and such. Siding will need to be replaced soon too.
The partially below ground level of it we didnt have finished right away either due to money. Had that done later, and can definitely tell the difference in quality of work.
Finally built the deck off the back in 2016..the house was built in 2000!

 

[stretch5881]

Kassel and Irons steel shakes. Local boys installed over old shingles. Only tear off on the edges and peak. Synthetic underlayment. Total 14,000.

 

[Ronaldo]

Kassel and Irons steel shakes. Local boys installed over old shingles. Only tear off on the edges and peak. Synthetic underlayment. Total 14,000.View attachment 168591 View attachment 168593

I like that!

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[stretch5881]

I bought the materials though bestbuymetals.com. 2 weeks later, a semi pulled up from Utah. I borrowed the neighbors' skid steer to unload it. Youtube has all the installation videos. They are installed over 35 year shingles that lasted 12 years. Just try to get anything out of asphalt shingle warranty. Now I won't have to worry about that again. I don't consider it maintenance, but an investment.

 

[stretch5881]

A surprising perk to this roof is, the upstairs is warmer in winter and cooler in summer. I don't know why. But it is noticeable in the utility bills too.

 

[Johnmn]

I am starting to need a roof on our 1700 square foot ranch house. We just had someone quote it. $22,000 for 31 square between the house and garage. 8/12 pitch. Does that sound about right? They are a small local company with a good reputation.

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We are close enough prices should be half close.
#1 unless there is two layers of shingles that's too much. Price around here for an 8/12 would be roughly $400 a square.
#2 I wouldn't want those shingles, they are Menards specials. Owens Corning would be my choice. We have had good luck with tamco shingles too. Owens Corning are probably $30 a square more than the shingles you were quoted.
#3 make sure you get ice & water, 2 rows on the bottom and up the valleys if you have any. Also request synthetic felt vs tar paper.
All of that is standard for us and included in our prices.
I would recommend getting a couple more prices.

 

[kingOFgEEEks]

My good friend who is a contractor just did our rental house last summer. 36x42 house. 3rd floor. 4 gables, 12/12 on 2 gables, 16/12 on the other two. Certain-Teed architectural shingles over new OSB and synthetic underlayment.

$17,000 all in. Yours sounds high to me.

 

[Flint Mitch]

I have 2 more people coming this week to quote it. I'll let you all know how it goes

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[paragonbuilder]

Roofing materials are regional, so I haven’t heard of some of those brand names, but I am familiar with the types of materials they are using, it sounds like they’re doing a tear off re-sheet of the roof which that price isn’t out of line for, in my area at least that pricing is about right for what they’re doing, around here a standard terror off reroof with a good quality shingle can be $500 a square to 750 a square with re sheeting the deck. It also sounds like he’s doing the step flashing correctly and removing the siding as necessary to do that, that’s an important and expensive step that a lot of people don’t do, and usually fails if done improperly.

I agree with this. The resheeting of plywood adds a good amount of material and labor. Have you had water issues? Or is the adding plywood redundant?

 

[Bigmac]

I agree with this. The resheeting of plywood adds a good amount of material and labor. Have you had water issues? Or is the adding plywood redundant?

Good questions. It’s like 70 sheets of plywood if there was 0 waist, so it could easily take 80 if it doesn’t lay out well!

 

[Clemsonfor]

Did I miss something? Why are we redecking the whole roof? My roof guy allowed up to like 100 or so sqfoot of deck replacement in his quote before additional charges for replacement occured. My foot is tounge n groove so it was boards that they replaced. I don't think he used more that 2 or 3, 8or 10 foot one by 6's on my whole roof.

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[Clemsonfor]

Here is my house. The side pic shows that top portion you see. The other side mirrors this side as far as the smaller A portion in front of the larger roof line. Also they put shingles on my 8x7 foot or so well house and the overhang on the screen porch on the left side on front pic, it goes around 2 sides and you can see it if you look closely.

These were certinteed shingles with ice and water shield in the valley and one row on the bottom (we get no ice dams down here though) . Total cost was just over 8 grand if I remember.

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[beaglebriar]

Kassel and Irons steel shakes. Local boys installed over old shingles. Only tear off on the edges and peak. Synthetic underlayment. Total 14,000.View attachment 168591 View attachment 168593

That's a beautiful roof. I'd love to know if it would work with winged gables.

 

[Bigmac]

Here is my house. The side pic shows that top portion you see. The other side mirrors this side as far as the smaller A portion in front of the larger roof line. Also they put shingles on my 8x7 foot or so well house and the overhang on the screen porch on the left side on front pic, it goes around 2 sides and you can see it if you look closely.

These were certinteed shingles with ice and water shield in the valley and one row on the bottom (we get no ice dams down here though) . Total cost was just over 8 grand if I remember.

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Looks great! The there are a lot of reasons for price variations, gas isn’t even the same price across the country! Lol labor varies even more! The poverty line in San Francisco is 107k a year!! So that a big factor as well!

 

[stretch5881]

That's a beautiful roof. I'd love to know if it would work with winged gables.

Yes, it would.

 

[Dub11]

Looks great! The there are a lot of reasons for price variations, gas isn’t even the same price across the country! Lol labor varies even more! The poverty line in San Francisco is 107k a year!! So that a big factor as well!

107k a year! WTF!

 

[Bigmac]

107k a year! WTF!

It’s because cost of living is insane! 1 million is the average 2 beadroon apartment! Lol