Roof quote

[Donald]

Ok. So finally a roofing company came out who I thinks has experience with roof to stucco joints and is providing an estimate.

Most roofing companies will say anything about how they would handle the roof to stucco joints to get the business.

Some say you can do it differently on a replacement roof vs a new roof. You cannot.

The key is once the roof to stucco joints is flashed properly, you can replace the roof or the stucco wall without disturbing the other.

A quick look at other homes in my small development shows none are flashed properly. And these 25 homes were built by different builders and all look different. Not a cookie cutter housing development.

 

[Speedbird001]

Keep us posted on additional quotes, I knew prices were getting up there, one of the reasons we decided to sell when we did. I suspect we would have that same quote. The roof and other systems of the house, 2 HVAC units, kitchen, baths, flooring, appliances were all 16 years old and why we sold last year and moved to another new home instead of pouring money into a home we would be selling in a few years anyway, which this time is our new retirement home on the coast as of 1 year ago 2023.
Old home sold first weekend above asking, multiple offers, highest in the area, it was in like new condition for a 3000 sq ft 16 year old house. But all the above were getting close to replacement... and your post makes me feel like I really did just save $20,000 on just the roof alone.

View attachment 213570

Wow! Pretty much the exact same scenario for me this past Oct. 100% agree, it was the best call even though new mortgage is higher than the old one, at least I’m worry free in terms of big ticket items

 

[Speedbird001]

FWIW; few different sheister company’s came thru my ~16 year old neighborhood in ‘22-‘23. Redid ~50/100 roofs. All had the same pitch; ~ “you need a new roof/gutters”. [how much?] “as much as we can get from your insurance company plus your deductible”

I think we’re all gonna pay for this racket thru higher rates, even if we didn’t partake

 

[Donald]

I think a red flag is when the estimator wants both husband and wife home for the estimate. Then a sales job rather than an estimate.

 

[Donald]

Im wondering, maybe you can update your home insurance company that you have installed a new roof. You may get a discount as this is a big item with home insurance and roofs. I think worth a call.

My insurance agent said I would get a discount with new roof.

 

[hrv]

My insurance agent said I would get a discount with new roof.

I did..

 

[Donald]

So I have now had several quotes. While the RoofScope tells how many squares the roof is it does not tell you what to use as a waste factor. So with a complex roof the guys doing the estimates are telling me 15% waste.

And then there is the stucco part of an estimate. That's more $$ than I expected. And unlike replacing a roof which is pretty cut & dry, cutting away stucco for new step flashing and then re-doing the stucco so it looks like one stucco section all the same rather than a section where the stucco was patched may be more of an art.

 

[Donald]

So I have several quotes and am going to go with one of the two quotes where people I know in the construction business recommend the roofing company. Rather than the reviews I can find on the web.

Next decision is do I go with GAF HDX or GAF Ultra HDX shingles. And there are a few grades of all the roof components from ice & snow to the synthetic roof deck barrier to starter shingles, cap shingles and a ridge vent. It looks to be a few thousand for upgrades of the shingles and the other roof components. Still not the top of the line. But trying to go with the grade above the ones listed as "cost effective".

However things have changed over the years. No one is using the old roll of tar paper. Now it's synthetic.

And if you use all of mostly all GAF roofing products then you get a longer GAF warranty.

 

[John Galt]

So I have several quotes and am going to go with one of the two quotes where people I know in the construction business recommend the roofing company. Rather than the reviews I can find on the web.

Next decision is do I go with GAF HDX or GAF Ultra HDX shingles. And there are a few grades of all the roof components from ice & snow to the synthetic roof deck barrier to starter shingles, cap shingles and a ridge vent. It looks to be a few thousand for upgrades of the shingles and the other roof components. Still not the top of the line. But trying to go with the grade above the ones listed as "cost effective".

However things have changed over the years. No one is using the old roll of tar paper. Now it's synthetic.

And if you use all of mostly all GAF roofing products then you get a longer GAF warranty.

My experience with a GAF certified installer in 2016 was I had to use the full GAF supplied product line for the whole install, including the valley under course and the drip edge where the gutter attaches, or the full factory GAF warranty was invalid, the warranty instead was backed solely by the installer for restitution. It would not be backed by GAF unless the actual shingle failed. That rarely happens.

My experience was the GAF valley and edge products were so superior to the old tar paper that you want to go with the full GAF system. It is worth it.

 

[NormanBuntz]

FWIW; few different sheister company’s came thru my ~16 year old neighborhood in ‘22-‘23. Redid ~50/100 roofs. All had the same pitch; ~ “you need a new roof/gutters”. [how much?] “as much as we can get from your insurance company plus your deductible”

I think we’re all gonna pay for this racket thru higher rates, even if we didn’t partake

This was the exact scenario in Florida, and rates are still climbing from that scheme.

 

[Donald]

My experience with a GAF certified installer in 2016 was I had to use the full GAF supplied product line for the whole install, including the valley under course and the drip edge where the gutter attaches, or the full factory GAF warranty was invalid, the warranty instead was backed solely by the installer for restitution. It would not be backed by GAF unless the actual shingle failed. That rarely happens.

My experience was the GAF valley and edge products were so superior to the old tar paper that you want to go with the full GAF system. It is worth it.

Yes I know what you are saying. But GAF makes several grades of almost every roofing component, from the shingles to the ridge vent and everything in between. What upgrades are worth it?

 

[vwmaniaman]

I just had a roof replaced on my home in Kevil and my home in Grand Rivers. We had hail in Kevil and in Grand Rivers I had a 20 YO roof that needed replacement. Both were tear offs with one layer. Grand rivers had a 3600 sq ft home and other with hail was 1560 sq ft. Big home was $8500 and smaller one mostly insurance was $6500. He is an older guy referred to me but does really good roof work. He has now done 5 roofs for me and none leak and all look great. He used GAF weathered wood shingles on all of them. Hope you can find someone like that to do your roof.

 

[John105]

It's beginning to show its age. It's got little time left. Maybe an extra year.

But here is why I think it makes sense. I am finishing up my working career at 70. Mortgage paid off yesterday. New roof and we should expect no major expenses for maybe 10 years. HVAC would be first major expense. Rather get roof done while still working as I have salary I can throw at it.

I think you are making sense

Just two days ago 3rd time I got a packet wanting to pay out my pension and it stated exactly what the monthlies would be. The other one I can log in to see. My pensions are tiny only $700/mo. (My retirement is primarily 401k). By the time I retire $700 is nothing. Today it still covers the property tax. All these mental gymnastics over $700. I think you avoid them by getting things done as you wish…even sad to think it’s time to think about these things..

 

[skyactiv]

Yes I know what you are saying. But GAF makes several grades of almost every roofing component, from the shingles to the ridge vent and everything in between. What upgrades are worth it?

Make sure starter shingles are on the list and I assume you're getting streak fighting shingles.