I paid like 12k for +/_ 2000sqft (i also had a flat roof overhang over porch). This was in FL, so 30k seems about right for 3300sqft in Seattle. Did they give you options on the underlayment? That & warranty are the up sells. I hate to say this but you guys should have done better due diligence when realizing you only had 5yrs left on the roof. Are there any little dents? Maybe you can file a claim for hail damage?
First off, appreciate all the insight from all of you -- truly love that about this board and this particular thread in terms of insight, info, tips, etc. You guys are unerringly fantastic, as always.
Not sure due-diligence is a factor here -- we knew very well the roof was at the end of its lifecycle. We had two roof inspections done (in addition to the general inspection), and got a certificate from one company, at seller's expense, for that company to handle repairs for its 5 year term. The house is in a development built around 93, and all houses had past-prime roofs. In a seller's market, sellers had a luxury of passing the cost of repair to new owners. We knew this was going to be an eventual expense, and went in eyes wide open as we believed the house would appreciate (and it has, +$350K in the last 5 yrs), and we were able to negotiate the purchase price down by ~$10K too.
We knew we'd have to suck up the cost eventually, but having never replaced a roof, the overall price was surprising. Given the costs you and others got, what we were quoted seems in the range per sq. ft.
What you say about warranty and underlayment as upsells is interesting -- unfortunately we are a little constrained as the kinds of material/brands approved require specific uderlayment to go with the brands (CertainTeed Presidential) in order to obtain the warranty (50 yrs, with most companies offering a 25 yr workmanship warranty).
But if there are other areas of negotiation/cost savings based on avoiding unnecessary upsell, am all ears!
That's a huge roof dude. Think I paid half years ago for 1300 sq ft roof
I guess it is, was just going off posted 2016 census data that average sq. foot house in the US was 2,687.
Sounds like a lot but if its a strip & deck I could see that in a higher labor cost area. The thing is, don't put yourself under the gun with worries about "something disastrous" occurring. Unless you have severely rotted decking, odds are any issues will manifest initially as small leaks and give you plenty of warning. Just check up in the attic for signs of leaks on the joists and underside of the decking periodically. You'll see it there before it makes it into the living spaces in most cases. The longer you can stretch it out, the better. Who knows, maybe next year you get hit by a hail storm? Further questions to gauge condition:
Are you seeing a lot of granules washing off during heavy rain?
Any missing shingles?
Any shingles with curled edges?
Any current leaks?
Is the surface flat or does it have waves in it? Like decking sagging between the joists.
Great advice.
While there is no signs of active leaks in attic or elsewhere, will look more closely at joists/decking. Current roof is a shake shingle, so it's hard to gauge curling/waves or for me to tell what's a sign of danger given condition as opposed to 25 years of old wear. One area of concern I have is that our gutters definitely have drainage issues, and we'll likely get them replaced at the same time -- there is no flooding or dampness in our crawlspace (which is well-ventilated) but there tend to be pools of water that form in heavier downpours at ground level where the water should be draining.
Again, thanks all!
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