Real Estate Investor · Baltimore, MD · Member since 2008 · 619 posts · 75 votes
So, my girlfriend is buying a rehab property. We discovered during the inspection process that the roof when replaced was not flashed properly and thus leaks by both the chimneys. All the roofers that come out only want to replace it and not repair it, because they don't want to "ruin their name" by repairing it and it leaking again. And replacement quotes have come in from 9k for the low quote to 25k for the high quote.
Anyway the seller has a roofer who agreed to do the repair work on the side for 2,400 and we would split the cost. THe problem is obviously there is no warranty with repair work, but the seller agreed to warranty the work for 2 years. How do we get a "warranty" would a simple contract of sorts work?
Also, should we have the work completed before settlement?
So, my girlfriend is buying a rehab property. We discovered during the inspection process that the roof when replaced was not flashed properly and thus leaks by both the chimneys. All the roofers that come out only want to replace it and not repair it, because they don't want to "ruin their name" by repairing it and it leaking again. And replacement quotes have come in from 9k for the low quote to 25k for the high quote.
Anyway the seller has a roofer who agreed to do the repair work on the side for 2,400 and we would split the cost. THe problem is obviously there is no warranty with repair work, but the seller agreed to warranty the work for 2 years. How do we get a "warranty" would a simple contract of sorts work?
Also, should we have the work completed before settlement?
What's the best way to work this.
Thanks
-Terry
Their roofer should offer a transferrable workmanship in case home is sold. Shingle mfg. has the same. Obtain from roofer if possible is your only hope.
So, my girlfriend is buying a rehab property. We discovered during the inspection process that the roof when replaced was not flashed properly and thus leaks by both the chimneys. All the roofers that come out only want to replace it and not repair it, because they don't want to "ruin their name" by repairing it and it leaking again. And replacement quotes have come in from 9k for the low quote to 25k for the high quote.
Anyway the seller has a roofer who agreed to do the repair work on the side for 2,400 and we would split the cost. THe problem is obviously there is no warranty with repair work, but the seller agreed to warranty the work for 2 years. How do we get a "warranty" would a simple contract of sorts work?
Also, should we have the work completed before settlement?
What's the best way to work this.
Thanks
-Terry
Their roofer should offer a transferrable workmanship in case home is sold. Shingle mfg. has the same. Obtain from roofer if possible is your only hope.
Both the replacement and repair costs seem very high to me. How many square is the roof? I have found there are certain contractors that only do replacements and some that only do repairs. The guys that only do repairs are harder to find but they're a good contact to keep handy. An experienced landlord in your area should be able to give you a referral.
Flashing 2 chimneys should be fairly straightforward. What kind of shingles are on the roof, 3-tab, T-locks.....?
Regarding the warranty, I would want it directly from the roofer only if they were licensed as such. Even better if they're registered with the BBB but check references. The last thing you need is $1,200 out of pocket for a worthless repair that you're going to have to do all over again.
As Luis and Andy said, you want the warranty from the roofer.
Additionally, as Andy pointed out, the estimates seem *VERY* high. Unless prices have gone up considerably in the past couple years, in Baltimore, you shouldn't be paying more than about $200-220 per square for tear off and replace with standard 25 year 3-tab shingle (assuming one layer to tear off). And I'm fairly certain you can find cheaper than that if you shop around.
So, unless it's a huge house or unless you're going very high-end on the replacement, $9-25K seems way too high to replace.
As for repairing it, if it's really just the chimney flashing, I can't imagine it being more than $500. Even if they have to replace a couple valleys in the area of the chimney, it still shouldn't be more than $1000.
Perhaps you can get more details on what the roofer plans to do, and we can offer a better idea of whether you're getting ripped off or not. Regardless, go get a couple more bids!
I'm with the other posters. Unless you have a huge sq. ft home, $20k for a new roof is way too high and minor repairs should be around $500 as Jason stated.
If you have a roof in snow country where the angle is very steep, prices can get higher, but I don't think that is the case here. Perhaps more details.