Rhythmdoctor
Footballguy
I'm looking into a roof replacement and would like some help if anyone here is able and willing.
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Any Roofing experts here? (1 Viewer)
- Thread starter Rhythmdoctor
- Start date
NutterButter
Footballguy
You're looking for someone to help you replace your roof? Like someone to actually get on the roof and lay shingles?
McGarnicle
Footballguy
I respect those guys. Talk about a miserable job, especially in the summer.
Rhythmdoctor
Footballguy
Ha ha. No. Specifically, I got an estimate and then there are some additional suggestions. I'd like for someone to review and let me know what, if any, additional things I should do and if the estimated cost sounds right.
NutterButter
Footballguy
Rhythmdoctor
Footballguy
Price Subject To Change After 30 Days - Contractor proposes to do as follows:
Since November 30th of 2015, the City Code Compliance
for all Flat Roofing Insulation Requirements is R-30 (5.2 inches)
Home owner is to contact Satellite provider for removal before start of work;
1. Carefully remove all existing Roofing Materials from main flat roof, and rear porch, and haul away all debris;
2. Inspect all exposed decking, replace up to 100 square feet of damaged, missing or rotten decking.
NOTE: Any decking replacement over 100 square feet will incur additional cost of $3.00 per square foot;
3. Apply a layer of half-inch 6 Sided Asphalt Coated High Density Insulation Hardboard over entire roof, and apply
Cant Stripping along the walls, this to be nailed to the Roof Deck using Metal Ring Shank Cap Nails;
In Order to Stop Interior Condensation from occurring, TQR, Inc. recommends Polyiso foam insulation boards to
be installed, to extend the lifespan of the roof, and to provide a better vapor barrier. See Optional Line Item:
Optional Upgrade Line Item: Not included in the price below, to be done at the same time as the roof removal if
agreed upon at the time of contract signing, Apply 2” Inches of Polyiso Insulation, Build the New layer across
the entire Flat Roof Decking surface to insulate and further Prevent Condensation from occurring , using plates
and screws to fasten down for an additional cost of $3,000.00.
4. Apply Certainteed® Black Diamond™ Premium Peel and Stick Base Sheet over this entire roof which will
increase the manufactures Warranty to 15 years and Tans Labor Guarantee to 10 years, over the standard 12
and 7 respectively;
5. Remove clay coping tiles from parapet walls and set aside to be reinstalled after flashing work is complete;
Apply Premium asphalt Primer to all walls, vent pipes, skylight, plumbing stacks, gutters and any other
protrusions, allowing time to dry;
6. Torch-apply a 4mm thick layer of Smooth Certainteed® Flintlastic™ STA Modified Bitumen Membrane Material1
to entire roof. Elevate HVAC Units, replace roofing materials and lay a loose piece on top, and rest HVAC unit
on padded area;
7. Flash all Primed areas with above-described STA Membrane1 material;
8. After flashing work is completed, reinstall same coping Tiles and cement joints;
Note: Broken or damaged coping tiles to be replaced at cost of $39 per two-foot Tile, including labor;
9. Apply a layer of Lucas® Silver non-fibered Aluminum Emulsion Coating # 608 over entire New Roof to meet the
72% Reflectivity Rating per City Code Requirements;
10. Clean grounds free of all debris caused by the above-mentioned work.
Note: If HVAC units need to be disconnected, the customer will need to find an HVAC technician.
This Option Reflects the Scope of Work Needed to Update the Existing Roof to Current City Compliance Code Values
Optional Upgrade Line Item #1: Not included in the price below, to be done at the same time as the roof removal if
agreed upon at the time of contract signing, Build a New Curb from New Dimensional Lumber as needed to
accommodate the New 5.2 Inches of Polyiso Insulation. Build the New layer across the entire Flat Roof Decking
surface to insulate and further Prevent Thermal Condensation from occurring , using plates and screws to fasten
down, to a R-Value of 30 across the entire roof for an additional cost of $7,000.00.
Optional Upgrade Line Item #2: Remove and dispose of gutter and downspout materials. Install New, Oversized
Sheet metal Gutter and 6” (Six inch)-wide, and oversized downspouts.
This work will be done at an additional cost of $1,600.00.
Note: In the event any of the masonry walls need to be rebuilt or repaired after wall flashings are removed, customer
can find a masonry contractor to rebuild/repair walls before roofing work can be completed, or TQR can assess and
repair the damaged masonry walls, at an additional cost.
Manufacturer’s Materials Warranty of 15Å Years; TQR Labor Guarantee of 10 Years
WE PROPOSE HEREBY TO FURNISH MATERIALS AND LABOR, COMPLETE & IN ACCORDANCE WITH ABOVE SPECIFICATONS, FOR THE SUM OF
$13,000.00*
*When This Contract is Signed, and Accompanied by Half-Down Deposit, and Balance is to be Paid Upon Completion.
Overdue payments will bear interest at the rate of 1.5 % per month.
Any Additional Work, Outside the Scope of this Contract, Bills Out at Minimum Rate of $75 per hour / per laborer, Excluding Materials.
Since November 30th of 2015, the City Code Compliance
for all Flat Roofing Insulation Requirements is R-30 (5.2 inches)
Home owner is to contact Satellite provider for removal before start of work;
1. Carefully remove all existing Roofing Materials from main flat roof, and rear porch, and haul away all debris;
2. Inspect all exposed decking, replace up to 100 square feet of damaged, missing or rotten decking.
NOTE: Any decking replacement over 100 square feet will incur additional cost of $3.00 per square foot;
3. Apply a layer of half-inch 6 Sided Asphalt Coated High Density Insulation Hardboard over entire roof, and apply
Cant Stripping along the walls, this to be nailed to the Roof Deck using Metal Ring Shank Cap Nails;
In Order to Stop Interior Condensation from occurring, TQR, Inc. recommends Polyiso foam insulation boards to
be installed, to extend the lifespan of the roof, and to provide a better vapor barrier. See Optional Line Item:
Optional Upgrade Line Item: Not included in the price below, to be done at the same time as the roof removal if
agreed upon at the time of contract signing, Apply 2” Inches of Polyiso Insulation, Build the New layer across
the entire Flat Roof Decking surface to insulate and further Prevent Condensation from occurring , using plates
and screws to fasten down for an additional cost of $3,000.00.
4. Apply Certainteed® Black Diamond™ Premium Peel and Stick Base Sheet over this entire roof which will
increase the manufactures Warranty to 15 years and Tans Labor Guarantee to 10 years, over the standard 12
and 7 respectively;
5. Remove clay coping tiles from parapet walls and set aside to be reinstalled after flashing work is complete;
Apply Premium asphalt Primer to all walls, vent pipes, skylight, plumbing stacks, gutters and any other
protrusions, allowing time to dry;
6. Torch-apply a 4mm thick layer of Smooth Certainteed® Flintlastic™ STA Modified Bitumen Membrane Material1
to entire roof. Elevate HVAC Units, replace roofing materials and lay a loose piece on top, and rest HVAC unit
on padded area;
7. Flash all Primed areas with above-described STA Membrane1 material;
8. After flashing work is completed, reinstall same coping Tiles and cement joints;
Note: Broken or damaged coping tiles to be replaced at cost of $39 per two-foot Tile, including labor;
9. Apply a layer of Lucas® Silver non-fibered Aluminum Emulsion Coating # 608 over entire New Roof to meet the
72% Reflectivity Rating per City Code Requirements;
10. Clean grounds free of all debris caused by the above-mentioned work.
Note: If HVAC units need to be disconnected, the customer will need to find an HVAC technician.
This Option Reflects the Scope of Work Needed to Update the Existing Roof to Current City Compliance Code Values
Optional Upgrade Line Item #1: Not included in the price below, to be done at the same time as the roof removal if
agreed upon at the time of contract signing, Build a New Curb from New Dimensional Lumber as needed to
accommodate the New 5.2 Inches of Polyiso Insulation. Build the New layer across the entire Flat Roof Decking
surface to insulate and further Prevent Thermal Condensation from occurring , using plates and screws to fasten
down, to a R-Value of 30 across the entire roof for an additional cost of $7,000.00.
Optional Upgrade Line Item #2: Remove and dispose of gutter and downspout materials. Install New, Oversized
Sheet metal Gutter and 6” (Six inch)-wide, and oversized downspouts.
This work will be done at an additional cost of $1,600.00.
Note: In the event any of the masonry walls need to be rebuilt or repaired after wall flashings are removed, customer
can find a masonry contractor to rebuild/repair walls before roofing work can be completed, or TQR can assess and
repair the damaged masonry walls, at an additional cost.
Manufacturer’s Materials Warranty of 15Å Years; TQR Labor Guarantee of 10 Years
WE PROPOSE HEREBY TO FURNISH MATERIALS AND LABOR, COMPLETE & IN ACCORDANCE WITH ABOVE SPECIFICATONS, FOR THE SUM OF
$13,000.00*
*When This Contract is Signed, and Accompanied by Half-Down Deposit, and Balance is to be Paid Upon Completion.
Overdue payments will bear interest at the rate of 1.5 % per month.
Any Additional Work, Outside the Scope of this Contract, Bills Out at Minimum Rate of $75 per hour / per laborer, Excluding Materials.
Rhythmdoctor
Footballguy
Summary: $13K for the standard roof replacement. An additional $11.6K for the 3 optional upgrades. I know when I go to Best Buy or buy a car, I typically turn down anything 'optional' Not sure if that same logic applies with a roof.
MaxThreshold
Footballguy
13K? How big is your roof?
Also, I had my roof done in 2004 using Certainteed shingles and had it redone it 2012 after the shingles failed. Huge class action law suit across the country as thousands of homeowners ended up getting screwed.
Maybe they've improved but you might want to do a little more digging on Certainteed shingles.
Also, I had my roof done in 2004 using Certainteed shingles and had it redone it 2012 after the shingles failed. Huge class action law suit across the country as thousands of homeowners ended up getting screwed.
Maybe they've improved but you might want to do a little more digging on Certainteed shingles.
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Rhythmdoctor
Footballguy
I should probably know that. Just guessing... somewhere in the 1200 sqft-1600 sqft range.
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Rhythmdoctor
Footballguy
James Daulton
Footballguy
Angies list runs roofing deals all the time. Check them out since the companies giving the deals are usually rated very well on Angies list.
@El Floppo's firm for example is not rated very highly on AL.
@El Floppo's firm for example is not rated very highly on AL.
B Maverick
Footballguy
No expert here but we started on our roof yesterday. we had 3 bids
1) $10,400 plus the adders to replace rotted rafter tails, facsia boards, starter boards. Expect about $13K total. Optional insulation adder of $2500. $50 for DTV to come out and remount the dish when they are done (Roofers will remove dish)
2) $14,500 plus the adders to replace rotted rafter tails, facsia boards, starter boards. Expect about $18K total.
3) was high $30K with no adders and such a long dog and pony show about how great they are we were pissed we cant get those 2 hours back and they were insanely priced.
Obviously #1 started yesterday and the shingles are all off. They also did my wife's parent's house and their neighbors'.
Basically it looks like your pricing seems to be inline with ours. We do not have a flat roof except over the garage.
1) $10,400 plus the adders to replace rotted rafter tails, facsia boards, starter boards. Expect about $13K total. Optional insulation adder of $2500. $50 for DTV to come out and remount the dish when they are done (Roofers will remove dish)
2) $14,500 plus the adders to replace rotted rafter tails, facsia boards, starter boards. Expect about $18K total.
3) was high $30K with no adders and such a long dog and pony show about how great they are we were pissed we cant get those 2 hours back and they were insanely priced.
Obviously #1 started yesterday and the shingles are all off. They also did my wife's parent's house and their neighbors'.
Basically it looks like your pricing seems to be inline with ours. We do not have a flat roof except over the garage.
El Floppo
Footballguy
I assume this is for a house, not a commercial building, correct?
The options for the polyiso and the curb construction make me think this a commercial building bid.
For a house, the poly iso is overkill. It's used on commercial metal deck structures.
The curb, can't tell what it's for, but if you thicken the roof material with the poly iso then yeah you need a new curb. But for $7k, that thing must be huge.
If you bid a house project, you sure he didn't leave those options on there from an old proposal?
The options for the polyiso and the curb construction make me think this a commercial building bid.
For a house, the poly iso is overkill. It's used on commercial metal deck structures.
The curb, can't tell what it's for, but if you thicken the roof material with the poly iso then yeah you need a new curb. But for $7k, that thing must be huge.
If you bid a house project, you sure he didn't leave those options on there from an old proposal?
El Floppo
Footballguy
SWC
Bromigo
make sure they still build slope with insulation to push water off of the center of the roof make sure that any decking that is shot is replaced and not just crappily patched make sure that secondary drains aka scuppers are done right and placed per code and in general ask yourself why you live in a house with a flat roof that is no beuano bromigo give me something with a slope to move water outathere take that to the bank bromigos
Rhythmdoctor
Footballguy
Yeah, that quote i pasted above is from Angie's list and includes the discount.James Daulton said:
Rhythmdoctor
Footballguy
It is a home but considered a multi-unit 2 flat building. Most homes/buildings my size are either single family homes converted from a 2 flat building that has 2, sometimes 3 (basement) occupants. My building has 3 separate furnaces and electric panels for instance.boofatty said:
Rhythmdoctor
Footballguy
Thanks for all the replies, everyone. Much appreciated. The one upgrade I think I will do is the gutters, since I currently have no gutter system.
Optional Upgrade Line Item #2: Remove and dispose of gutter and downspout materials. Install New, Oversized
Sheet metal Gutter and 6” (Six inch)-wide, and oversized downspouts.
This work will be done at an additional cost of $1,600.00.
Optional Upgrade Line Item #2: Remove and dispose of gutter and downspout materials. Install New, Oversized
Sheet metal Gutter and 6” (Six inch)-wide, and oversized downspouts.
This work will be done at an additional cost of $1,600.00.
James Daulton
Footballguy
Really? In my area I see Angie's list quotes for $6-$8k for full roof tear off and replace (usually like a 1,200 sq ft roof).
mr roboto
Footballguy
Are you all missing the flat roof portion of this job? We aren't talking about nailing asphalt shingles to a 6/12 pitch here.
It reads like a commercial job.
mr roboto
Footballguy
Rhythmdoctor
Footballguy
It's a 2 flat in Chicago.
This seems high. I have a two story house where we added seamless gutters around the entire house with leaf guards and it cost $900.
I'm not sure about flat roofs, but this doesn't seem to high IMO considering they have to put new boards down and remove/reinstall clay coping tiles. But you should always get at least two quotes for any house work....three is better.
Rhythmdoctor
Footballguy
James Daulton
Footballguy
matttyl
Footballguy
Have no experience with totally flat roofs, but simple physics tell me that they would be more difficult to deal with. You're going to want gutters as well, but maybe get another quote there. Gutters/downspouts/drainage can be a huge lifesavers with water/foundation issues.
That said, I did about 1/2 the work personally on a roof on my last house, which was a ranch style with a pitched roof, but one you could walk on pretty easily. After a full day of removing 2 layers of shingles on ~1500 sq. feet in the sun, I called my father and thanked him for making sure I went to college. That type of work sucks, but I did get to listen to sports radio all day.
That said, I did about 1/2 the work personally on a roof on my last house, which was a ranch style with a pitched roof, but one you could walk on pretty easily. After a full day of removing 2 layers of shingles on ~1500 sq. feet in the sun, I called my father and thanked him for making sure I went to college. That type of work sucks, but I did get to listen to sports radio all day.
Cjw_55106
Footballguy
Sounds like you got a great deal...did you do it yourself?
I think about $10 a foot is in the ballpark. $1600 seems about right to me.
