Roof repair/replace question - Is this fair?

[BrianStark]

Well, they came to do the work today, and after they finished the repairs, they explained that we really needed a new roof.

Always get multiple written estimates. Three seems to be the magic number.

Even then, remember all you have is an estimate. Without x-ray vision, it may be hard to know all of the problems that may be present, even for an experienced roofer.

Case in point -- I just had a portion of my roof repaired. Signed a fixed price contract for a small section. When the work was done, a much larger section of the roof was repaired (at no additional cost to me).

I am happy I got more work for my money than I had expected. However I too am left wondering if I will need a new roof sooner rather than later. I am thankful that when the roofer uncovered some additional problems that they were willing to deal with them since they already had the roof opened up and the extra material cost was minimal. I probably would be unhappy had they closed it all up and said I need more work done at additional cost...

Brian

[Hoover]

I had my roof on our modular home replaced in 2007. The roofer ripped off all the shingles, tar paper, and replaced 3 sheets of plywood and installed a new skylight. He installed the membrane around the skylight and all the vents, and double layered the tar paper. I had 30 year architectural shingles installed. Our house is quieter, and in the winter warmer. Momma's happy. Our home is 28 by 66 feet with a 4/12 pitch.

[Alex Franke]

Well in this case I did get three quotes, and all the companies were recommended by either neighbors or coworkers. One said replace it, another said we could go either way and quoted both replace and repair, and the third said repair it (you can get a few more years out of it). Both of the repair estimates were similarly priced (within 10-15%), so we went with the one we felt most comfortable dealing with.

The estimator didn't go onto the roof -- he just looked at it from the ground. I think he might have had binoculars. The project manager came out to supervise the contractors who did the work. He didn't go on the roof either, but it was the contractors who told him that the roof really did need to be replaced -- the shingles in general are getting worn and brittler.

So I'm wondering if it's not just like iceman61 says -- two different opinions. They did have to replace some plywood this time around, so I'm sure that will keep when we do the whole roof. They also replace all the boots, so I wonder if that stuff will keep, too -- or if they need to replace all that stuff each time to re-do the roof.

I still need to talk to the estimator again and see what he has to say. I can't imagine they would want to screw me with this deal because they would probably be losing a lot of future business. But you never know... some people are just dumb

[iceman61]

Alex, those boots almost never last the life of the roof so it's a good deal that they replaced them. The rubber will crack & start leaking. If you ever have a leak it's usually a chimney first (if a roof has one) then either a pipe boot, or flashing where a wall comes through a roof as in a dormer (dog house).

If you ever have a roof replaced & have a valley, insist on a product called Ice & Water Shield for valley material. Different manufactorers call it by different names. It will seal back up around a nail & IMHO is the best valley material to use.

Also, when choosing a contractor, always ask for several references & check each one out. I still think you got an honest deal this go around.

[billwmeyer]

Roof layers

No, unfortunately this wasn't a joke. Well, I might have exaggerated some. The whole house didn't have 7 layers, some had only 5. I have an old house. When I bought it, and started fixing it up, I found a plaster repair with a concrete and a 1902 newspaper. I am figuring it was built around 1890. There was never a layer of roofing removed from the house. I had two types of shingles that I had never seen before. Under it all was the original cedar shakes. Needless to say it took a lot of work stripping off the roof, and my wife and I did it.

The biggest surprise I got was a large section in back which was between two gables. I had a leak in that area that I couldn't find. When I stripped it down, I found the leak way, way away from the spot it was coming in. They built a roof with more slant over a pretty flat roof. So when the top roof leaked, it ran down the second roof then into the house.

It was a lot of work, but we saved tons of money doing it ourself. I recommend the roofing nailer from harbor freight. It worked like a champ.

Bill