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"
30-year - 10-15 full start depending on manufacturers
Full start - If there is a defect in the shingles, the manufacturer will cover labor and shingles during the full start period. After the full start period, they prorate the shingles and drop the labor.
Wind warranty - most 25 - year shingles only have a 60 mph wind warranty while 30 - year old have 110-130 depending on how many nails.
For $400 more, it makes sense to go with 30 year shingles for curb appeal and better warranty.
Ima go with what looks the best and as of right now the arichitectual shingles look great it looks like. So i'd be paying about $4 more per bundle or $12 more per square. It actually ended up being only a $250 difference. I'll post pics of the completed job on this thread after work is completed.
If i could get architectual shingles on the 25 year i'd take it. But everyone i've talked to says 25 y comes only in the 3 tabs and architectual shingles only on the 30y
I would go with the one that more esthetically pleasing. A plain 3 tab shingle (pictured above) looks cheap and if that's the 25 yr one then spend the money on architectural one, also pictured above. I would look at the wind rating and pick the higher rated one. Im not familiar with the area but are you prone to extreme high winds like tornados and hurricanes or even straight line winds? People want a piece of mind that they have a good roof.
I avoided an insurance claim last year because I didn't have the cheap shingles that where rated at 75mph winds where most my neighborhood lost there roofs from 85 mph straight line winds.
@Jim Adrian Not really, we are in tornado line but has never happened. But i agree with you, esthetically pleasing would be the architecturals. My roofer sent me those pics of the houses next to the one ima remodel.
@Maugno M. Shoot the last roof I did, I went to a roofing wholesaler that has all sorts of shingles. Seems you can always find a lifetime shingle on sale for the same price as 15-25yr shingles. There’s so much shingle roofing out there. Just find a wholesaler that sells to public and ask them which lifetime shingles they have on sale. Walk out into the yard and sort through a few stacks with them and pick a color that’s nice and on sale. The duration shingles typically have a plastic nailing strip that is nice for an installer and good for the life of the shingle. I appreciate the other comments on how much of the product is the same. I need to look into that, but I definitely recommend going to a wholesale yard and have the sales guy show you where the discounted shingles are and make sure there’s enough square footage of them. Doesn’t look like that big of a roof.
I am about to put a new roof on a 1550 sq ft home (rental) in the south as well. About to get quotes tomorrow for both 3-tab and architectural shingles. What is a reasonable price to pay for the new roof (tear out, re felt and re-shingle)? Mine is a regular roof, normal pitch, nothing out of the ordinary.
I was quoted $6k by another roofer on 3-tab shingles, and looking at other threads I thought it was expensive. I am in process of getting a couple of other quotes.
@Aman A. Hell yeah thats high. I payed 1300 for mine. just labor. Materials ran me like 1900. (They did tear out,re felt and reshingle) Mine is a bit smaller though its like 900 sqft. they basically charged me $40/square
@Aman A. I'm in NY and $400/SQ is about the middle of the road for roofs, You see anywhere from $300-500SQ based on Valleys/ Pitch Etc. So he's right on with that estimate.
@William Daley Damn that crazy lol Like I said I paid 40/square
In roofing terms a SQ is 100sq/ft you have a 9sq roof the 1300 in labor plus the 1900 in material $3200/9SQ has you @ $355 SQ for your roof which is right in the ballpark for a roof.
His particular roof was 1550 sq ft. $6000/16SQ he’s at $375 SQ which again would be right in the ballpark.
Oh quickly I’ll mention what my actual cost as a roofing contractor to get a roof done here in NY is. For GAF architecture shingles I pay $87/SQ I use a formula of $40/SQ for my ice water shield, drip, flashing etc. and my cost for labor is $100/SQ
So for your 1550 sq ft home it would be $3632 not including a dumpster @ $550
$4182 - $144 cheaper for 3-tab
And for the 9SQ home is would cost me $2043 plus garbage.
But like I mentioned both those price are right in the ballpark of where contractors will be coming in at. People can butcher a roof so I would choose a roofing contractor wisely.
@Maugno M.
You did not pay $40 a square you paid $250 a square because you gotta add the material and the labor cost together and divide it by the number of squares that's your total output..
@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.
Use the 30 year architectural, due to looks not warranty. New shingles are new shingles, I have never heard anyone talk about warranty on shingles, just the age. The truth is that it is very unlikely the roof will be on there 25 years, let alone 30 years. The warranties are hard to claim and they are prorated, plus don't include labor. Pretty much a joke.