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Need FBG Expertise: Roof & Window Estimates (1 Viewer)

J

James Daulton

Footballguy
Backstory, moved into our rancher in 2002.  No obvious problems with the shingle roof but we did have it leak during a monsoon rainstorm last fall and there is a bunch of moss type stuff growing on the end that doesn't get as much sun.  I'd estimate the roof is around 20 years old.  We also have a bunch of windows that aren't original but some need to be replaced, two of the windows that face the sun the most have mold growing between the panes at the bottom and both have moisture between the panes.

Had a salesman out yesterday to give us an estimate, he spend about 20 minutes outside measuring and about 20 minutes up on our attic.  He showed me an area where the wood joist was still a little wet and you could see the path the water takes.  So while the roof doesn't leak like crazy typically, it obviously does some.  Anyway, he offers us his best, have to sign right now price of $18k (incl taxes) to replace the 2,500 sq ft roof and replace 5 windows.  I thought this prices was pretty good (based on talks with other folks and "specials" I'd seen on Angie's List) so we signed, but we have 5 days to cancel so I thought I'd give all the details in here and see what the FFA says.  And I'm in Maryland for regional pricing purposes.  The companies been around since 1993 and have good reviews everywhere except Yelp.  Most of the complaints are about the pushy salesman.

Am I getting screwed here FBGs or is this a decent deal for a high-quality roof?  We intend on staying in the house for the foreseeable future.

Roofing

• Furnish and Install GAF Timberline HD Shingles (Color: Fox Hollow Gray)

• Tear Off and Dispose of One Layer of Asphalt Roofing

• Install GAF Seal-A-Ridge Cap Shingles

• Install Underlayment - GAF Shingle Mate Fiberglass Reinforced

• GAF Weather Watch Leak Barrier All Vulnerable Areas

• Install Closed Valley System

• Install GAF Cobra Snow Country Ridge Vent - 18.0 sq. in. net venting

• Cut in new GAF Cobra Ridge Vent (LF)

• Replace All Rubber Pipe Collars and Boot Fittings - (1"-3"). Excludes Metal HVAC Stacks

• Add Chimney Flashing Kit

• Install New Aluminum Flashing to All Applicable Areas

• Install Aluminum Drip Edge - Eaves Only (Color: White)

• Install Starter Strip - Eaves Only

• System to Include GAF Weather Stopper System Plus Warranty

Other

• 1-1/4" Coil Nails (6-Nails Per Shingle)

• Fasten Synthetic Underlayment With 1" Plastic Cap Nails

HCR Triple Platinum Lifetime Roof Warranty

• Double Hung Window up to 101 UI



• Grids per window - FLAT

• X3 Glass - .27 U value

• White Exterior / White Interior

• X3 Glass - .27 U value

• Add for Lead Safe Work Practices - All pre-1978 Homes (EA)

 
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I would cancel, and until I had 3 estimates, I wouldn't move forward.

This MIGHT be a great deal.   Without some very very solid references, though, you have no idea.

 
MarvinTScamper said:
I would cancel, and until I had 3 estimates, I wouldn't move forward.

This MIGHT be a great deal.   Without some very very solid references, though, you have no idea.
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This was my initial thought but the price was $2k higher (good for a year) if we didn't sign then.  I know it's a stupid sales tactic but the damn guy was ready to roll out and wouldn't budge on even giving me 24 hours with that price still good.  He said that once he leaves without a deal the odds are long that we'd contact him back so they offer the lower price as incentive to sign now since they know they probably won't get the business later or peoples credit falls through or whatever.  Again, I know it's salesmanship but if you think the windows should be around $1k each, we're basically paying $13k for the roof.  My stupid FIL paid $12k to some no company jackass 2 years ago who just knocked on his door.  This dude was all about the quality of their materials, moisture barriers, ridge vent, etc.

We are lining up another estimate for tomorrow though.

 
James Daulton said:
This was my initial thought but the price was $2k higher (good for a year) if we didn't sign then.  I know it's a stupid sales tactic but the damn guy was ready to roll out and wouldn't budge on even giving me 24 hours with that price still good.  He said that once he leaves without a deal the odds are long that we'd contact him back so they offer the lower price as incentive to sign now since they know they probably won't get the business later or peoples credit falls through or whatever.  Again, I know it's salesmanship but if you think the windows should be around $1k each, we're basically paying $13k for the roof.  My stupid FIL paid $12k to some no company jackass 2 years ago who just knocked on his door.  This dude was all about the quality of their materials, moisture barriers, ridge vent, etc.

We are lining up another estimate for tomorrow though.
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anytime they do that, it's a lousy deal.   F them, seriously.  In my history (I'm almost 50, and have been a DIY'er for over 25 years) this is a sign to RUN AWAY.

 
Are you willing to do any work yourself?

My last house was a ranch style house (easily walkable all over the roof) and I did a lot of the work, which saved a ton.  Roughly the same 2,500 sq. ft. size you have.  I took a Thursday and Friday off of work and removed the two layers of shingles already there (there are tools for that, make it pretty easy, but it's still very physical).  I called a local company to deliver a dumpster, and had them put it right next to the carport so I could throw removed shingles right in.  Went to the local Home Depot to buy material - signed up for their "pro service" and got 10% off and free shipping of material to the house.  Noticed a neighbor of mine had a "skid steer", and hired him to pick up the pallets of shingles and lift them up to the eave where I could grab them and walk them along the ridge.  Only "hired" (loose term, as it was a contractor friend) to install.  All in with materials and labor I was still under $10k, without any window work.  PM if you need more details. 

 
let me add this too.  Just because it's the lowest price....even if you found that out, the guys who use these tactics have both ####ty materials, ####ty workers, ####ty communication, and ####ty follow through.

Seriously, get 3-5 estimates, and typically choose the middle or the 2nd to lowest one if price is important.

 
it's times like these that i'm happy to live somewhere where things are cheap

we're looking at re-doing our roof. looking at about 5k after getting several estimates.

TWENTY FOUR GRAND FOR A ROOF AND SOME WINDOWS!

 
I know, I know, I'm full of advice here.  Do they break down the window replacement separate so you can see what you're specifically paying for that portion?  They better be.

 
MarvinTScamper said:
let me add this too.  Just because it's the lowest price....even if you found that out, the guys who use these tactics have both ####ty materials, ####ty workers, ####ty communication, and ####ty follow through.

Seriously, get 3-5 estimates, and typically choose the middle or the 2nd to lowest one if price is important.
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The guy was selling himself the whole time on the quality of materials and their warranty.  He specifically said we could get cheaper estimates but the materials wouldn't be as good. 

 
We had our roof replaced about 4 or 5 years ago. With the same shingles (different color) in your quote. They are great. Our insurance paid for it due to "hail damage". I have the paperwork in front of me, $12,028. No mention of square feet but we have a 2 story 2k sqft finished house. Minnesota.

We had three estimates and all were in the same ballpark. We went with the more prompt, responsive outfit.

 
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James Daulton said:
The guy was selling himself the whole time on the quality of materials and their warranty.  He specifically said we could get cheaper estimates but the materials wouldn't be as good. 
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I'm not even saying that this particular case might be that 1 out of 20 where he's right.  If it WERE the case, he wouldn't have a 10% discount only if you signed immediately.   I could attack everything about his claim, but I'm merely stating that you should get 3-5 estimates before agreeing.  AND I think you should get the window and the roof estimates separate, if you already haven't.

TONS of companies out there want the work.  NONE of them make the shingles or the windows.  It's the labor where all the wiggle happens...that and the markup.  You're going to get it done.  Take the time to make sure the right people are going to do it for you.

 
MarvinTScamper said:
I'm not even saying that this particular case might be that 1 out of 20 where he's right.  If it WERE the case, he wouldn't have a 10% discount only if you signed immediately.   I could attack everything about his claim, but I'm merely stating that you should get 3-5 estimates before agreeing.  AND I think you should get the window and the roof estimates separate, if you already haven't.

TONS of companies out there want the work.  NONE of them make the shingles or the windows.  It's the labor where all the wiggle happens...that and the markup.  You're going to get it done.  Take the time to make sure the right people are going to do it for you.
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All solid points.

 
MarvinTScamper said:
I'm not even saying that this particular case might be that 1 out of 20 where he's right.  If it WERE the case, he wouldn't have a 10% discount only if you signed immediately.   I could attack everything about his claim, but I'm merely stating that you should get 3-5 estimates before agreeing.  AND I think you should get the window and the roof estimates separate, if you already haven't.

TONS of companies out there want the work.  NONE of them make the shingles or the windows.  It's the labor where all the wiggle happens...that and the markup.  You're going to get it done.  Take the time to make sure the right people are going to do it for you.
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The windows are $5k, the roof is $12k.  Tax is another $1k.

 
$1000 a window seems high, unless there is a great deal of work required.  You're talking about $500-750/labor, depending on how awesome the windows are.  Even a superstar double hung window is about $500 for standard size.

 
Price is decent.  $10-$15k is likely what you'll see for estimates for that size of roof in that area.  The salesman's tactic would've scared me off.  I won't let anyone touch my house unless they have references and for roofs, they'd have to give me 3-4 addresses of previous work so I could go and look at it.  Lot of salesmen are at "the best companies and no one does it better."  I'd prefer to see and hear proof of that.

 
matttyl said:
Are you willing to do any work yourself?

My last house was a ranch style house (easily walkable all over the roof) and I did a lot of the work, which saved a ton.  Roughly the same 2,500 sq. ft. size you have.  I took a Thursday and Friday off of work and removed the two layers of shingles already there (there are tools for that, make it pretty easy, but it's still very physical).  I called a local company to deliver a dumpster, and had them put it right next to the carport so I could throw removed shingles right in.  Went to the local Home Depot to buy material - signed up for their "pro service" and got 10% off and free shipping of material to the house.  Noticed a neighbor of mine had a "skid steer", and hired him to pick up the pallets of shingles and lift them up to the eave where I could grab them and walk them along the ridge.  Only "hired" (loose term, as it was a contractor friend) to install.  All in with materials and labor I was still under $10k, without any window work.  PM if you need more details. 
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You didn't make your own shingles? Slacker. 

 
Cancelled the contract and we have 2 more estimates lined up.  One guy came today and saId we could repair the roof where it was leaking and still get 10 years out of it.  I'm skeptical about this though since the roof is at least 20 years old.  But I'll talk to this dude and get his rationale.   

I appreciate all the insight fellows. 

 
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