Anyone have any roofing questions ?
I have over 30 roofing certificates. I have done roofing for over 10 years. If someone has any roofing questions I would be happy answer.
@Mike Reynolds Thank you that is really detailed . particularly the point that there might be rotten wood underneath , which we havent accounted for .
We have tried to negotiate but I am not sure :-( .
My only concern is I want to occupy asap after closing and consider refinancing /selling in 1.5 - 2 yrs . I know when reselling it will obviously come up and I have to put up a new roof . Are there intermediate steps that could be taken to re-mediate that while we arrange financing , I dont want it to deteriorate further .
some general qns for knowledge:
1. Do we have to replace the full roof , even if other areas are good - Is there a technical reason ?
2. Will adding an extra layer give me couple of years of life ? if it is less than that then I think - i just have to bite the bullet and reduce scope on other items and fix this
Thanks
@David Des You should be able to occupy asap. You can even roof it while living in it. Its a bit of a bother (so I have been told lol) but doable.
If you are going to live in it and want to leave whats up there on it you could install a metal roof over it. A metal roof is about 1/3 the weight of shingles. You need to ask the metal dealer if that is allowed and still be warrantied. Most will allow it. Most AHJ's will allow two layers max but not all. You can clear this up with your local inspection dept.
The pros are: 1. You can get by without tearing off (probably)
2. It will last 50 years and likely increase the value.
3. You can often get a 2-4 hundred hail credit a year from your insurance. It will state that they wont replace hail damage that doesnt effect the integrity like dents. They will replace it if it has been compromised by water. I have had my metal roof on mine for twenty plus years and have paid for my roof already this way. This can decrease your monthly note by a small bit too.
Cons are: 1. You still dont know whats under it so you take a chance on rotted decking.
2. You will likely pay the same as for a tear off but you wont have the mess. The shingles wont give you an insurance break though and that increases your monthly note by a bit.
You can get metal for about 50 a square. Its the screws, gaskets and trim pieces that add up and end up costing about 65 a square. Labor is often cheaper because it goes on faster but not that much.
Thanks
@Mike Reynolds - certainly sounds like a good idea
Can a metal roof be attached to a roof with a 1/12 pitch? If so, please explain how to go about doing that. Thanks!!
Originally posted by @Marshall Moens:
Can a metal roof be attached to a roof with a 1/12 pitch? If so, please explain how to go about doing that. Thanks!!
You can yes but it has to be a standing seam roof. Standing seam can go from 1/4"/12' to whatever you want. You will need a specialist roofer with the standing seam machine to do it though. Assuming they get it right it will last as long as you need it to.
Hello,
I have left over Tyvek (or some other brand equivalent). I'd like to use it as the barrier between plywood and shingles instead of normal felt to save cost, protect from weather since I'm not shingling right away, and also I feel it would be a better barrier against water.
Everything I see says not to use Tyvek but the reasons are very vague...it's slippery, because everyone says so, don't mess with what works, etc.
Can you tell me an actual scientific/engineering/experience reason that this would not be a good idea? Thanks!
Roofing question for apartment building with existing torchdown roof: Use TPO or PVC roofing? Which will last longer in Seattle?
Evening all! I’m a first time buyer & am looking into a fixer upper. Have my eye on a ranch style home that needs a new roof (tear off I assume) due to some sagging in the roof. The home has a small loft area & my idea is since I’m replacing the roof, why not add garage/shed dormers to create & maximize living space up there. My noob question is this, since I’m already budgeting to replace the roof how much would adding garage/shed dormers increase the job? I’m figuring that building the dormers while the roof is also being built, in theory, shouldn’t increase the projected costs as apposed to building a dormer into an existing roof. i know there are many variables to consider but Im just trying to get a general idea. Any help is greatly appreciated!!
If you are looking for roofing contractors in Grand Junction. You have many options but the best option is Affordable 1 Home services. We are the best and cheapest roofing company in Grand Junction
Originally posted by @Ed Pena:Evening all! I’m a first time buyer & am looking into a fixer upper. Have my eye on a ranch style home that needs a new roof (tear off I assume) due to some sagging in the roof. The home has a small loft area & my idea is since I’m replacing the roof, why not add garage/shed dormers to create & maximize living space up there. My noob question is this, since I’m already budgeting to replace the roof how much would adding garage/shed dormers increase the job? I’m figuring that building the dormers while the roof is also being built, in theory, shouldn’t increase the projected costs as apposed to building a dormer into an existing roof. i know there are many variables to consider but Im just trying to get a general idea. Any help is greatly appreciated!!
Wont really be much different in price. You will have a roofer and a carpenter because most roofers wont do it unless they are like a full service remodel company.
Hi all. We are interested in buying a foreclosure sight unseen to remodel and live in ourselves. Fortunately we were able to get into the property after chatting with the tenant (original owner’s grandson) for a bit. The major issue is that the house needs a new roof. He said the roof was redone in 2007 but they did a shoddy job. The house has been neglected for years, so there is water damage in parts of the ceilings. Obviously the roof needs to be replaced and the walls and ceilings affected need repair. We have this in the budget but my question is, could this be a big disaster getting into and should we avoid this property? Would appreciate any advice- auction ends tomorrow. Thanks.
My brother has an issue with his old house. It just needs to repair doors and walls maybe roof repair is not needed.
Quote from @Mike Dymski:
Is there a way for me to be able to ballpark the age of a roof?
I had the same question for the house I had just moved into and had Apex Roofing https://www.apexroofingga.com/ come out and check the age of roof and service it. I ended up having them do a new one and I should have checked this before purchasing the home, but at least I got the information first hand! Its better to hire a professional than get up there yourself anyway.
-SAM