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#4784346 - 06/11/18 09:11 PM Time for a new roof? Quote too good to be true?
gregk24 Offline


Registered: 04/13/13
Posts: 5689
Loc: FL, USA
I purchased my first house in August of 2017. The roof was replaced back after Ivan hit in 2004 with 3 tab shingles, so it is about 14 years old. I had a local roofing company with excellent reviews come out today to inspect a leak and also quote me for a new roof all together. I only know there is a leak because every time it rains I get water that trickles down one of the vent pipes.

He quoted me $5,952 for a new asphalt architectural shingle roof. That includes removing all the old materials as well. The house is a 1959 ranch and is just under 1600 square feet.

He did say the shingles themselves were in decent shape, but the way they nailed them down wasn't correct. I can't comment on that because I have no idea what the proper way is, nor would I know how to identify it.

Anyway, I thought that price seemed low. What do you all think? And what would you say to a 14 year old 3 tab shingle roof in Florida? Try to fix the leak and get another 5 years or more out of it? Or go ahead and replace?
_________________________
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54,xxx miles
PPPP 0w20 / Fram Ultra

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40,xxx miles
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#4784355 - 06/11/18 09:17 PM Re: Time for a new roof? Quote too good to be true? [Re: gregk24]
JC1 Offline


Registered: 11/29/08
Posts: 3126
Loc: Oshawa, Ontario Canada
You need to see the roof for yourself. South and West exposures usually wear out the fastest.

Did they say which brand of shingles they will be using
Not all shingles are created equal. Stay away from Iko shingles they are garbage.

I went with Certainteed shingles.

My house is 16 years old and. I needed to replace one southern exposure after 13 years. 80 %of the granules were off the shingles. last year I replaced the western exposure of the roof. Get quotes from at least 4 roofing companies.
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#4784367 - 06/11/18 09:32 PM Re: Time for a new roof? Quote too good to be true? [Re: JC1]
gregk24 Offline


Registered: 04/13/13
Posts: 5689
Loc: FL, USA
Originally Posted By: JC1
You need to see the roof for yourself. South and West exposures usually wear out the fastest.

Did they say which brand of shingles they will be using
Not all shingles are created equal. Stay away from Iko shingles they are garbage.

I went with Certainteed shingles.

My house is 16 years old and. I needed to replace one southern exposure after 13 years. 80 %of the granules were off the shingles. last year I replaced the western exposure of the roof. Get quotes from at least 4 roofing companies.


Odd, the granules are still very much attached on mine.
_________________________
2012 Honda Accord EX-L K24z3
54,xxx miles
PPPP 0w20 / Fram Ultra

2014 VW Jetta SE 1.8T ea888
40,xxx miles
Castrol OEM dealer fill / OEM filter

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#4784381 - 06/11/18 09:49 PM Re: Time for a new roof? Quote too good to be true? [Re: gregk24]
Zee09 Offline


Registered: 05/05/18
Posts: 656
Loc: Tri State Conservative
That price seems typical for that size house.
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#4784382 - 06/11/18 09:50 PM Re: Time for a new roof? Quote too good to be true? [Re: Zee09]
gregk24 Offline


Registered: 04/13/13
Posts: 5689
Loc: FL, USA
Originally Posted By: Zee09
That price seems typical for that size house.


I guess I was just expecting it to be more. Currently waiting to hear back on a quote for a metal roof.
_________________________
2012 Honda Accord EX-L K24z3
54,xxx miles
PPPP 0w20 / Fram Ultra

2014 VW Jetta SE 1.8T ea888
40,xxx miles
Castrol OEM dealer fill / OEM filter

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#4784387 - 06/11/18 09:57 PM Re: Time for a new roof? Quote too good to be true? [Re: gregk24]
andyd Online   content


Registered: 09/25/04
Posts: 7452
Loc: Marshfield , MA
You want to re- roof,remove old shingles down to roof boards/ sheathing. Roofing over the shingles wont last as long.
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#4784392 - 06/11/18 10:06 PM Re: Time for a new roof? Quote too good to be true? [Re: gregk24]
maxdustington Offline


Registered: 01/21/17
Posts: 1057
Loc: Toronna
If it is leaking under normal rainfall no way you can repair it to get 5 years out of it.
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#4784398 - 06/11/18 10:15 PM Re: Time for a new roof? Quote too good to be true? [Re: gregk24]
WiskyBadger Offline


Registered: 01/14/13
Posts: 1664
Loc: Wisconsin
I have a 2 story house with many different pitches and roof lines and is 1900 sq ft. $5900 is what ours will be in August. Ours was was nailed incorrectly as well 10 ish years ago. We got credit on it when we bought the house because I caught something when the inspector was here, thank my lucky stars. The roofer the po had inspect the roof was a guy I know so he gave me a lot of insight on the roof. He had repaired it twice. Long story short that price is probably normal.
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#4784401 - 06/11/18 10:19 PM Re: Time for a new roof? Quote too good to be true? [Re: gregk24]
4WD Offline


Registered: 09/21/10
Posts: 6912
Loc: Texas
Originally Posted By: gregk24
I purchased my first house in August of 2017. The roof was replaced back after Ivan hit in 2004 with 3 tab shingles, so it is about 14 years old. I had a local roofing company with excellent reviews come out today to inspect a leak and also quote me for a new roof all together. I only know there is a leak because every time it rains I get water that trickles down one of the vent pipes.

He quoted me $5,952 for a new asphalt architectural shingle roof. That includes removing all the old materials as well. The house is a 1959 ranch and is just under 1600 square feet.

He did say the shingles themselves were in decent shape, but the way they nailed them down wasn't correct. I can't comment on that because I have no idea what the proper way is, nor would I know how to identify it.

Anyway, I thought that price seemed low. What do you all think? And what would you say to a 14 year old 3 tab shingle roof in Florida? Try to fix the leak and get another 5 years or more out of it? Or go ahead and replace?


You saw that most of the rock is on the shingles + even on the south and west sides? And it leaks at one pipe only?

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#4784404 - 06/11/18 10:22 PM Re: Time for a new roof? Quote too good to be true? [Re: 4WD]
gregk24 Offline


Registered: 04/13/13
Posts: 5689
Loc: FL, USA
Originally Posted By: 4WD
Originally Posted By: gregk24
I purchased my first house in August of 2017. The roof was replaced back after Ivan hit in 2004 with 3 tab shingles, so it is about 14 years old. I had a local roofing company with excellent reviews come out today to inspect a leak and also quote me for a new roof all together. I only know there is a leak because every time it rains I get water that trickles down one of the vent pipes.

He quoted me $5,952 for a new asphalt architectural shingle roof. That includes removing all the old materials as well. The house is a 1959 ranch and is just under 1600 square feet.

He did say the shingles themselves were in decent shape, but the way they nailed them down wasn't correct. I can't comment on that because I have no idea what the proper way is, nor would I know how to identify it.

Anyway, I thought that price seemed low. What do you all think? And what would you say to a 14 year old 3 tab shingle roof in Florida? Try to fix the leak and get another 5 years or more out of it? Or go ahead and replace?


You saw that most of the rock is on the shingles + even on the south and west sides? And it leaks at one pipe only?


Yes, only 1 vent pipe is leaking. Well, the pipe itself is not leaking, the water is somehow getting past the roof and dripping down the pipe.
_________________________
2012 Honda Accord EX-L K24z3
54,xxx miles
PPPP 0w20 / Fram Ultra

2014 VW Jetta SE 1.8T ea888
40,xxx miles
Castrol OEM dealer fill / OEM filter

Top
#4784407 - 06/11/18 10:27 PM Re: Time for a new roof? Quote too good to be true? [Re: gregk24]
4WD Offline


Registered: 09/21/10
Posts: 6912
Loc: Texas
Originally Posted By: gregk24
Originally Posted By: 4WD
Originally Posted By: gregk24
I purchased my first house in August of 2017. The roof was replaced back after Ivan hit in 2004 with 3 tab shingles, so it is about 14 years old. I had a local roofing company with excellent reviews come out today to inspect a leak and also quote me for a new roof all together. I only know there is a leak because every time it rains I get water that trickles down one of the vent pipes.

He quoted me $5,952 for a new asphalt architectural shingle roof. That includes removing all the old materials as well. The house is a 1959 ranch and is just under 1600 square feet.

He did say the shingles themselves were in decent shape, but the way they nailed them down wasn't correct. I can't comment on that because I have no idea what the proper way is, nor would I know how to identify it.

Anyway, I thought that price seemed low. What do you all think? And what would you say to a 14 year old 3 tab shingle roof in Florida? Try to fix the leak and get another 5 years or more out of it? Or go ahead and replace?


You saw that most of the rock is on the shingles + even on the south and west sides? And it leaks at one pipe only?


Yes, only 1 vent pipe is leaking. Well, the pipe itself is not leaking, the water is somehow getting past the roof and dripping down the pipe.


So if that could be sealed … what’s he saying the nail risk is … loss of shingles in wind? BTW, what’s the highest wind these have withstood problem free?

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#4784411 - 06/11/18 10:33 PM Re: Time for a new roof? Quote too good to be true? [Re: gregk24]
PimTac Offline


Registered: 03/04/17
Posts: 4969
Loc: Soviet State of Washington
I’m wondering if these shingles are stapled on instead of nailed. Roofers were using staples for a while but I heard that nails are now preferred.

If it is just the vent pipe leaking, you can seal that up yourself and buy a few years of time to save up for the roof. It sounds like it’s still good. No curling or other weather issues showing?
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#4784413 - 06/11/18 10:34 PM Re: Time for a new roof? Quote too good to be true? [Re: gregk24]
sleddriver Offline


Registered: 02/06/10
Posts: 4806
Loc: Central Texas
You didn't say what type of vent pipe you're talking about.
If it goes through the roof, is it plastic, metal or lead?
Does it have one of those #$%^ rubber washers?
Good, old lead is hard to beat. Mine are 30+ yrs old in Tx heat and still don't leak.

He may have been referring to whether they were storm-nailed or not. In Florida, your new archy-shingles should be. I'd also recommend HD galva-lume metal flashing rather than that incredibly cheap/flimsy junk I see on so many houses around here. Looking up the rake, you can see it weave in & out.

We need good photos....

My 3-tab shingle roof lasted almost 30yrs in Tx heat and didn't leak.
_________________________
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M1 10W-30 HM
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#4784414 - 06/11/18 10:34 PM Re: Time for a new roof? Quote too good to be true? [Re: 4WD]
gregk24 Offline


Registered: 04/13/13
Posts: 5689
Loc: FL, USA
Originally Posted By: 4WD
Originally Posted By: gregk24
Originally Posted By: 4WD
Originally Posted By: gregk24
I purchased my first house in August of 2017. The roof was replaced back after Ivan hit in 2004 with 3 tab shingles, so it is about 14 years old. I had a local roofing company with excellent reviews come out today to inspect a leak and also quote me for a new roof all together. I only know there is a leak because every time it rains I get water that trickles down one of the vent pipes.

He quoted me $5,952 for a new asphalt architectural shingle roof. That includes removing all the old materials as well. The house is a 1959 ranch and is just under 1600 square feet.

He did say the shingles themselves were in decent shape, but the way they nailed them down wasn't correct. I can't comment on that because I have no idea what the proper way is, nor would I know how to identify it.

Anyway, I thought that price seemed low. What do you all think? And what would you say to a 14 year old 3 tab shingle roof in Florida? Try to fix the leak and get another 5 years or more out of it? Or go ahead and replace?


You saw that most of the rock is on the shingles + even on the south and west sides? And it leaks at one pipe only?


Yes, only 1 vent pipe is leaking. Well, the pipe itself is not leaking, the water is somehow getting past the roof and dripping down the pipe.


So if that could be sealed … what’s he saying the nail risk is … loss of shingles in wind? BTW, what’s the highest wind these have withstood problem free?


I am not sure what his point about the nails were, other than that they were not done properly. The current roof has been though tropical storms and hurricanes over the last 14 years, and is still all original. So I am guessing wind isn't the issue.
_________________________
2012 Honda Accord EX-L K24z3
54,xxx miles
PPPP 0w20 / Fram Ultra

2014 VW Jetta SE 1.8T ea888
40,xxx miles
Castrol OEM dealer fill / OEM filter

Top
#4784420 - 06/11/18 10:40 PM Re: Time for a new roof? Quote too good to be true? [Re: gregk24]
Wolf359 Offline


Registered: 04/27/12
Posts: 5044
Loc: MA
You could probably fix that with a boot. That usually goes over the vent pipe and you shingle around it. Ranches are pretty simple. I'd check the quote to see exactly what they're using. Tyvek roofing felt? Starter shingles? I think a ranch would still have a ridge vent and should have a cap and ridge shingle, not a tear off on a 3 tab. I'm not sure about Florida but I think normally it's 4 nails per shingle, but in Florida it's 6. The price isn't too bad, normally around here it's about $400 a square (100 square feet) and I'm not sure if the 1600 was the calculation with extra and it's really 15 squares and it was priced with some wastage at 16. So it's not a bad price. Shingles alone are almost $100 a square.

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