Flipper / Landlord · Tyler, TX · Member since 2016 · 255 posts · 126 votes
I'm starting a remodel of a SFR and want advice on the roof. The roofing will completely be redone but I am not sure what shingles i should use. The 25 year ones are about 400 dollars cheaper. This is a fix and flip. Would buyers be less interested if i used the 25 year shingle ? or should i just go with the lifetime 30 year one. It'll be a completely new roof either way so i'm debating. Of course i always like the cheaper material.
They will never know, I would just buy a shingle that looks like the rest of the neighborhood. I think your overthinking. I honestly doubt someone is going to pull up to the house and go "Honey can't buy this one, thats not a 30year shingles" They are going to go "Wow luck honey a new roof, just think we don't have to buy a new roof for years"
They are the same shingles. Shingle warranties are the biggest joke in the world its a pro rated warranty and by year 25 coverage is like next to nothing.
I'm starting a remodel of a SFR and want advice on the roof. The roofing will completely be redone but I am not sure what shingles i should use. The 25 year ones are about 400 dollars cheaper. This is a fix and flip. Would buyers be less interested if i used the 25 year shingle ? or should i just go with the lifetime 30 year one. It'll be a completely new roof either way so i'm debating. Of course i always like the cheaper material.
@Tim Johnson @Account Closed So you all dont think this will turn off potential buyers? Theyll see a new roof thats what i think but might be picky and say ahh but its not the 30
They will never know, I would just buy a shingle that looks like the rest of the neighborhood. I think your overthinking. I honestly doubt someone is going to pull up to the house and go "Honey can't buy this one, thats not a 30year shingles" They are going to go "Wow luck honey a new roof, just think we don't have to buy a new roof for years"
@Tim Johnson @Account Closed So you all dont think this will turn off potential buyers? Theyll see a new roof thats what i think but might be picky and say ahh but its not the 30
Lenders require that a roof have a 5 year life remaining. Borrowers don't know the difference between what a lender requires and a "guarantee" on a package of roofing shingles. If you make it a big deal, it becomes a big deal. It's like saying "I had to spray the house because there were swarms of dead roaches all over the place". Don't sell what it used to be, sell what it is now and their hopes and dreams of owning a home. Play contractor if you care to but don't involve them in that part. They just want to develop dreams of what it will be like living there.
@Alexander Felice Yes, they look different. its between 3tab and architecturals. My cousin is the one that is doing the roofing for me and he sent me pics. And boy did i really like how the 30 looked compared to the 25.
@Alexander Felice Yes, they look different. its between 3tab and architecturals. My cousin is the one that is doing the roofing for me and he sent me pics. And boy did i really like how the 30 looked compared to the 25.
30yr No brainer. The $400 is worth the extra money for the curb appeal.
@Alexander Felice Yes, they look different. its between 3tab and architecturals. My cousin is the one that is doing the roofing for me and he sent me pics. And boy did i really like how the 30 looked compared to the 25.
30yr No brainer. The $400 is worth the extra money for the curb appeal.
Have you cousin look into IKO they are about the same price as 3 tabs. I personally like 3 tabs but thats me.
If he was quoting certianteed they are the about the most expensive architecturals
Figure out some more details on the shingle, lots of different brands. I can buy architecturals for the same price as 3 tabs, just have to find the cheaper brand
The only ones i would make decision on is 3-dimensional vs 3 tab.
Warranties are bs.
See the neighborhood. Moment i see a 3tab i choose that. Some roofs dont have enough pitch for 3 dimensional which I would only use anywaus if i cant get away with 3 tab due to the area/comps.
@Maugno M.
I just installed a colored metal roof, 40 year 'warranty'. Well worth the money, lack of maintenance, marketing and piece of mind. I don't have to touch it for 20 years. Basic maintenance, replace screws and caulking at 20 years.
I have 3 buildings, 2 SFR and 1 duplex, all now have metal roof.
I would put the metal roof up against regular shingles any day and any year....
Thanks guys i'll keep you all updated. If the 30 year looks better, ill do that. if they look the same, ima go with the cheaper option. Making decision by Saturday and ill post.
Ignore the years, go with the style. The architectural vs. 3-tab is like granite vs. laminate counters cosmetically. The guarantee is useless, usually only covers the depreciated value of the shingle materials (not labor, the bulk of the cost of a new roof), and requires everything be installed per their instructions which are usually overkill in comparison to how installations are normally done. Spend the $400 just for the cosmetic value.
If I recall correctly 3/12 -5/12 roofs should have a three tab roof, if it is a 5/12 or above you can use an architectural shingle. Depending on your roof slope, you might have to go with a 25 year.
In TX and the southeast you can go ahead and subtract 5-10 years off whatever they're advertised at to arrive at the real life.
Agree with @Tim Johnson. If this is a flip, match the look of what's in the neighborhood at the best available price to you. 99% of buyers aren't going to ask detailed questions about the shingles.