Questions About Replacing Roof

20 years ago

My husband and I are making plans to replace the roof on our house sometime this summer (the roof is at least 20 years old, and while not actively leaking, has lost shingles, and has other issues that mean it's time to do something about it). The house is fairly small -- only about 1400 sq. feet, single story bungalow, without a very deep roof pitch.

1) What questions should I be asking the contractors when they come to do their estimates? I've been doing some looking around online, but I'd love to hear from some people that have experience with this.

2) I know it's hard to do without any real data, but any guesstimated ranges on how much it will cost to get this done? We will, of course, be getting several estimates, but it would be nice to know what sort of target range we should be aiming for when it comes to setting aside money for this project over the next 6 months.

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Comments (4)

sdello
20 years ago
Where are you located? Different weather conditions often require different roofing techniques.
Cold, snowy northern areas are different than the southern states. Also the labor/material costs will vary depending on the locale.
rivkadr
Original Author
20 years ago
Southern California.
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dave2
20 years ago
What type of shingles are you planning on using? Fiberglass asphalt? if so ask some of the following. Are you licensed contractor, references and not relitives, will they use a leak barrier on all edges even on gable ends not just soffit. Are shingles going to be hand nailed or gun nailed. If they are going to gun nail them there is a chance if the pressure is not correct they can either go through the shingle or not seat properly. Will all the flashing be replaced or repaired. Ask for manufacturers warranty, this will be some kind of form not a hand shake. Ask for at least a 30 year shingle. Also underlayment papers that let your roof breath. Permits, trash removal and clean up, plant protection around home, any rotted roof sheathing what cost are per sheet for replacement,aluminum drip edge on all edges, is there a chiminey if so is it it good shape or does it need repair at roof line. Are there vent pipes going roof if so new boots should be installed. Ridge vent?
barbara_2245
20 years ago
After the builder's helper ruined the paneling and rug on my enclosed porch he replaced the OBS board or plywood with 3/8 inch rather than the 3/4" which is standard in WI. With much negotiating roof remained 3/8" but the rest he paid for replacement.
In your climate I would think the ridge vent is a must. Don't go with Certain-teed shingles, they were the ones that fail after 10 years.
You do need three or so estimates.
Then you need a signed contract stating a start date, finish date, damaged OBS replacement, vent replacement and drip edge replacement. Never pay more than a small deposit to start and the balance when finished to your satisfaction. Do a complete tear-off and repair of damaged wood.
It's best to cover the whole roof with leak barrier. Check for exposed nails which can later result in leaks. Make sure they clean out the rain gutters before they leave because they tend to sweep the trash in there. They got a bucket full of the big stuff but I had to do the rest with a garden hose. I'm still finding nails in the drive and lawn 6 months later.
In WI in June I paid a little over $4,000 for a 24 x40' ranch style and a separate garage. Good luck.