leaky roof repairs/ where to find contractors

OP

Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes

8y

I'm not sure about the age of the roof. I didn't get any information on it when I got it transferred under my management.

Colleen F.Pro Member

Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes

8y

In your post you refer to plank wood. Is your roof asphalt shingle over planking or asphalt over plywood sheets/OSB?. If your roof is on plank here your best choice would be to replace it not repair or do another layer. The planking is associated with an older roof.

OP

Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes

8y

@Colleen F.

roof is shingles over black paper, over wood planks. Not plywood. So another layer of shingles on top of that would be a recommended fix?

Colleen F.Pro Member

Investor · Narragansett, RI · Member since 2013 · 8k+ posts · 4k+ votes

8y

It depends on the planking. Planking was used up to the 60s routinuely. If it isnt tight and sturdy nailing the shingles is tough. Here i stripped and put osb on the planking and then tar paper and new shingles. The planks had a fair number of gaps so we needed new sheathing. Talk to a few roofers I would sheath over. i wouldnt put a second layer of shingles on over the old roof but we're in snow country and i knew the roof was old...

Mike ReynoldsPro Member

construction · Nacogdoches, TX · Member since 2011 · 2k+ posts · 1k+ votes

8y

@Luke H. Can you post some pics of the roof? I can determine the age pretty close by good pics. If not try and determine how much gravel is left on the surface. If they are three tab shingles look at how far apart the grooves are. If they are more than 1/4" they are probably pretty old.

I agree with the others though. If you have three leaks you probably need to re-roof it.

Michael H.

Rental Property Investor · Houston, TX · Member since 2017 · 144 posts · 42 votes

8y

everyone beat me to it...my first thought was "how old is the roof? i hope you built that into your Cap Ex budget"

Craig Longcor

Investor · League City, TX · Member since 2017 · 10 posts · 2 votes

8y

I have a Houston roofing contractor I have used many times. I won't use anyone else because he is honest and works quickly at a competitive price. contact me if you want his information.

Michael Gessner

Pomona, NY · Member since 2016 · 375 posts · 217 votes

8y

IF you know the the existing sheeting is plank, then you know its an old structure. Your best bet would be to do a tear off of the existing roof, inspect the wood planking for rot then re shingle it. Unless you can clearly see the condition of the wood in the attic and no for sure its not rotting in any areas, why add an additional layer, additional layer is more load on the roof, if you have a weak spot in the roof, well i think you get the idea. Given the age of the structure and your not sure how long ago if ever it was exposed, id do a complete tear off. Why do it twice when you can make sure its done correctly the first time. Not only will it help in resale, but if you keep it, now you know your good for the next 20 plus years

OP

Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes

8y

@Mike Reynolds, Thanks. Will send over a few, but if I keep hearing that it needs a new roof, then I'll have to rethink the strategy. I guess since only a few spots of wood are rotten I find the concept of 'new roof' hard to agree with.

My thoughts are to remove the shingles, tar paper, replace any rotten wood areas, then cover it up. I'm not thinking of taking the planking off for plywood? The planks seem to be in great shape minus the ones that need to be replaced. It needs foundation work, so I better shift gears and do that first, then get a new roof. Thoughts?

@Michael H.

@Mike McCarthy, @Billy Smith, @Colleen F., To finish this thread, thanks to all for replying. I plan to start a 'foundation repair' thread and feel free to reply there as well. You'll get a thank you and upvote.

@Mike McCarthy

@Michael H., i usually use a percentage of rent for expenses and another for unforeseen contingencies. After reading your reply and the bigger pockets article on CapEx, it is definitely something I will use. Not sure if it will stop me from buying...this property is now in the hottest development area. By chance, do you know if I can add CapEx to my expensives and use it as a tax write off if it isn't used each year?@Michael H.

Steve S.

Investor · River City, Manitoba · Member since 2017 · 162 posts · 193 votes

8y

1) I think the advice on getting a new roof is sound... anything less is just putting lipstick on a pig!

If you're going to fix something do it right the first time... (that phrase may already be trademarked but I have no financial interest in capitalizing on it... it's just sound advice!)

2) Finding good contractors takes work, just like finding good tenants. You need references and you need to do some digging. Start by asking the trades people you do know... do you have a plumber or electrician or drywaller in your Rolodex? Trades people work on jobs all time time and they will often know who's doing good work and who's not. That's a good start. Also drive around your city and look for new builds, talk to the crews and contractors there ask them if they know anyone.. if you have a couple extra coffee's in the truck I'm sure they will take 5 minutes to have a cup and answer a couple questions. Finally go down to the local big box store, lowes or HD. Talk to the people at the commercial desk. Ask them if they know anyone and give them a couple of your cards to pass out to those that are consistently in buying roofing supplies.

3) Tax laws in the states are so much different than in Canada, but I can't seem to think that there's a way you could write off an expense that you haven't purchased yet. So while you put money away for cap ex, you can't declare that as an expense as you haven't purchased anything yet. Once you use the funds then you could expense it. That's just me, and my working knowledge of taxes. A good question for your accountant I would imagine.

James Thomas NakashianPro Member

Massapequa, NY · Member since 2017 · 90 posts · 42 votes

8y

@Luke H. I wouldn't suggest Craigslist to find a good contractor what I would suggest is contact all you family, close friends and see if they know some one they used or who they say for a fact is a good contractor. The best way you can get some good contacts.

Mike ReynoldsPro Member

construction · Nacogdoches, TX · Member since 2011 · 2k+ posts · 1k+ votes

8y

Originally posted by @Luke H.:

@Mike Reynolds, Thanks. Will send over a few, but if I keep hearing that it needs a new roof, then I'll have to rethink the strategy. I guess since only a few spots of wood are rotten I find the concept of 'new roof' hard to agree with.

My thoughts are to remove the shingles, tar paper, replace any rotten wood areas, then cover it up. I'm not thinking of taking the planking off for plywood? The planks seem to be in great shape minus the ones that need to be replaced. It needs foundation work, so I better shift gears and do that first, then get a new roof. Thoughts?

@Michael H.

@Mike McCarthy, @Billy Smith, @Colleen F., To finish this thread, thanks to all for replying. I plan to start a 'foundation repair' thread and feel free to reply there as well. You'll get a thank you and upvote.

@Mike McCarthy

@Michael H., i usually use a percentage of rent for expenses and another for unforeseen contingencies. After reading your reply and the bigger pockets article on CapEx, it is definitely something I will use. Not sure if it will stop me from buying...this property is now in the hottest development area. By chance, do you know if I can add CapEx to my expensives and use it as a tax write off if it isn't used each year?@Michael H.

I understand the thinking about just a few spots are rotten. Just consider this though. It will take at least a year of constant leaks to make it rot. Usually longer than that. That means it had been leaking for a while.

It is possible to patch it though. Defer it to a later date when you have more money. Just figure it in as a now expense and you won't go wrong. My thinking is a thousand for roof patch is pretty steep.

Victor Mondragon

Houston, TX · Member since 2017 · 48 posts · 26 votes

8y

If you're looking for good local contractors, I'm going to steal a quote from one of the BP podcasts. "Go to your local home depot at 6am. Those are the contractors you likely want to hire. They start early, likely take their jobs seriously, and usually aren't the guys that are constantly having to go back for more materials mid-day."

My own two cents on that, I used to sell power tools to Home Depot at a corporate level. I built pretty strong relationships with the pro desk managers. Those guys can tell you exactly who the good contractors are and who the ones to avoid are, based on their volume of material purchased, frequency of purchase, and payment history.

My opinion on the roof: I DO NOT recommend putting new roof on old roof. Especially on an older home, the frame may not be designed to hold all of that extra weight. Depending on your situation and the condition of the roof, I would recommend either a temporary repair to solve your immediate need, or a complete re-roof.

OP

Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes

8y

UPDATE: Having entire roof repaired for $3,175.00. Approximately 30 squares. Attached are pics of the progress.

I would have added more pics , but adding images is not easy to do with this site.

Billy Smith

Shawnee Mission, KS · Member since 2016 · 716 posts · 313 votes

8y

check the decking ,I have seen roofing companies who want to blast through the job, not taking the time to replace rotten decking .

James Thomas NakashianPro Member

Massapequa, NY · Member since 2017 · 90 posts · 42 votes

8y

@Luke H. Glad to see you progress is going well! I agree with @Billy Smith as well. Just be careful when the company is laying the plywood on the beams they are laying them staggered it makes the roof strong and helps ensure less leaks. Dependent on the company when laying the shingles they need to "step up" the shingles as well as use 4-8 (again dependent on the company) nails per shingle so it ensures good hold in the roof just some quick tips.

OP

Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes

8y

@Billy Smith, @James Thomas Nakashian, Thanks for the tips. I am at the job site keeping an eye on progress and workmanship. They should wrap it up today.

OP

Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes

8y

UPDATE: Job was completed yesterday. I helped the guy remove some of the roofing, was calling him quite a bit to get him to finish, 2 days turned into 7 day, swept the drive way a few times.
Gave me an opportunity to tighten some loose door knobs and learn more about roofing.30 year roof replacement complete.

Steven Gesis

Investor · Miami, FL · Member since 2015 · 1k+ posts · 390 votes

8y

Originally posted by @Luke H.:

Rental property: Tenants found 'wet spots' on the ceiling in 3 different rooms. I've called out 2 different contracts so far. We have been in the attic and can clearly see the 2 areas where wood is rotten (probably 2- 4 long), rest of the wood looks nice and dry.

A) Contractor A bid $1,000 to fix 2 leaks, replacing 10 feet of plank wood 2 pieces, replace shingles, place plastic cement and fiber glass along the valley. 1 year warranty, $300 advance, $700 when complete. He had a bandit sign that read "leak repair $150.00", so I estimated total repair of 4 items would be $600, but his bid is for $1,000.00

B) Contractor B bid $700 to fix 2 leaks, replacing 10 feet of plank wood 2 pieces, replace shingles (no plastic cement). Payment at completion, 30 days warranty. OR $3,000, to overlay new shingles on top of old shingles. This guy was recommended by someone I know, but get the overall feeling he really wants to sale me on the overlay.

I plan to get at least 2 more quotes. I'm looking in Craigslist , and have tried thumbtack.

Questions:
Where should I look to find reasonable contractors, all types?
I'm in Houston, Texas. House on pier and beams, house shifts. I plan to have the house leveled, so I'm wondering if I should do that first?

Local roofing supply house - you can get the right chuck a truck for the job, Think about it, this would be a place that knows the client incredibly well

OP

Real Estate Investor · Dallas, TX · Member since 2013 · 388 posts · 174 votes

8y

@Steven Gesis, In Houston I'm not sure we have 'roofing supply houses' anymore. We mainly have Hom3dep0t, L0w3s, a few small supply shops (more expensive than the big stores). I've asked a few people at different stores, but they don't want to give out recommendations since now-a-days the quality of jobs seems to change from job to job.
I focus on getting the job done, within time frame/cost, with highest work quality possible. My job is learning to manage contractors and dealing with tenants.
Thanks for the food for thought