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22 May 07 - 08:13 PM (#2058753) Subject: BS: Cost of a Metal Roof? From: Janie OK all you construction or builder types, save me from a heart attack. I just got quoted $27,500 to replace the old galvanized roof on my house. That is more than I owe on the house! It is an 1800 square foot bungalow built in 1911. There is definitely some wood that will need replaced, and the false dormer will need fixed or taken down, but I was expecting something in the range of $9,000 to $12,000. I also am not considering the expensive, guaranteed for life, baked-on finish steel roof panels. The guy quoted galvanized, s.u. (or s.v.) 29 gauge metal, and I don't know what that means. I will, of course, get other estimates, but I'm wondering if I need to brace myself. Did this guy just not want the job, or is that what I can expect to have to pay? Janie (still trembling from the shock.) Janie |
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22 May 07 - 08:49 PM (#2058776) Subject: RE: BS: Cost of a Metal Roof? From: Peace That is way high. The old roof has to come off, some lathing to level it for the new roofing. New roofing material should come in (tops) at at three thousand and delivery charges. That should include the fasteners (screws) you'll need. Your 9-12 thousand sounds more like it. But then, I ain't a roofer. Definitely check around, and also spend the time to check other jobs the contractor has done and speak with the people he/she did the job for. |
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22 May 07 - 09:40 PM (#2058798) Subject: RE: BS: Cost of a Metal Roof? From: Sorcha We looked into some metal quad interlocking 'shingles'. Come in colours, look very much like either cedar shakes or asphalt (depending on your choice). Cost was prohibitive for the age of this house and our budget. If I were building a NEW house, then, yes, I'd go for it. It was called 'Classic Metal Roof Systems' based in Ohio, if you want to look for it. |
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23 May 07 - 07:03 AM (#2058886) Subject: RE: BS: Cost of a Metal Roof? From: Willie-O High price, definitely. Is it a hip or gable roof? Hip roof = much more complicated and expensive. Not sure if roofing products are the same there as Canada. Uncoloured metal, which I expect you are referring to, is "galvalume", an alloy of steel and aluminum. It costs about 1/3 less than coloured metal roofing--installation costs are the same. Metal roofing is definitely more cost-effective than shingles--faster to apply and lasts VERY much longer without the environmental costs of getting rid of the old. Also, doesn't need full-sheet underlay since it can be installed over strapping--again a cost-saving. When you say "some wood will need to be replaced", that could mean anything and is it possible that the quote was high to include worst-case scenario (new trusses/rafters/chimney and all)? Dormers are perennial problems--removing it and roofing over the hole is quite easy, replacing it is not. Looked into sunroofs?--they have come a long way. If another contractor gives you a similar quote, I would step back and consider your long-range plans for the house--for that kind of money you might as well get more ambitious and do a full reno, add a storey or whatever you think will be most valuable 10-20 years from now. W-O |
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23 May 07 - 12:18 PM (#2059103) Subject: RE: BS: Cost of a Metal Roof? From: Jim Lad Check out here for some information A short quote ... "Basic metal roofing costs substantially more than shingle roofs, from $100 to $600 per square (100 square feet). With premium metal roofs" Gone up a lot in the past 15 years. A new home will currently run you about $150 per square foot, mostly due to higher labour costs. |
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23 May 07 - 12:20 PM (#2059107) Subject: RE: BS: Cost of a Metal Roof? From: Jim Lad Remember: That's per 100 square feet for the above estimate. |
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23 May 07 - 12:41 PM (#2059117) Subject: RE: BS: Cost of a Metal Roof? From: Richard Bridge Metal roofs? I have never seen any (other than lead sheet) in the UK. Bad thermal properties, tendency to corrode, not a good idea. If it's not corrugated, it'll be cheaper to felt and bitumen, and that should last 25 years if done right. |
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23 May 07 - 12:54 PM (#2059132) Subject: RE: BS: Cost of a Metal Roof? From: GUEST,petr I did a metal roof for my parents house last summer. It wasnt the entire house but an addition (extended dining room, large den, and carport that was made into garage) They already had a metal roof - which cost them about $11,000 (canadian) about 7years ago.. The addition was almost half as large as the house and this time the same supplier quoted $11,000 for the roof on the addition & $2500 per skylight (there were 4). So this came to about $21,000 Canadian. I understand prices had gone up since the roof was last done but - right now on the Westcoast - the construction industry is busy and they can set the price. I ended up finding the manufacturer online cant remember the name, (they had a great installation guide) and directed me to authorized dealers. THe price from the dealers varied from $1.90 - 2.50 per linear foot) So I calculated all the sizes Id need and ordered them cut (as well as flashing for gables, ridge top etc) went with the $1.90 price and the material costs came to $3600.00 (& the skylights were $150 each). This was 12" wide painted steel roofing with a snap in on one side and screwed in on the other.. It was a learning experience and kind of fun, although I wouldnt do it on my house as it is much too steep. The only tricky part was around the skylights, but so far made it through a very rainy season with no leaks. Without knowing the details Id say the price given to you is a bit high, but maybe not out of line given that it is metal roofing which should last 50yrs. |
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23 May 07 - 01:00 PM (#2059137) Subject: RE: BS: Cost of a Metal Roof? From: GUEST,petr I cant remember the name of the manufacturer - but I can find out if you want. If you are somewhat handy diy type you can definitely do it yourself (me and my pregnant wife were able to do most of the house over 3-4 days) Although it was a bungalow with a fairly low slope. Also Id try to get some other prices - and look for respectable companies who have a real location -and dont just operate out of a van. Ask them for references from other customers, and of course insist on seeing all required insurance/workers comp papers.. If they dont have it and someone falls off the roof of your house - you are liable. |
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23 May 07 - 02:03 PM (#2059167) Subject: RE: BS: Cost of a Metal Roof? From: M.Ted The estimate sounds high--and never go with just one estimate. Especially if you don't really understand the work that needs to be done. And, it's been said, but it's important to get, and CHECK, references! Before you go ahead, you should do some internet research, so that you understand what has to be done and how it's done. You should understand the step by step process, not necessarily to do it yourself , but so you know what should be done, and so you can tell if it *is* being done. As to costs--there is a handy book called "Means Residential Remodelling Costs/Contractor's Pricing Guide 2008" that you can buy either at Home Depot or on-line--it is a bit steep, but it gives you details on the costs--contractors use it, insurance adjusters use it--you should too- A last thought is, find out who, exactly, will be doing the work--"contractor" means " a person who contracts", and you need to know who he is going to get to do the work-- I actually think it's a good idea to go to Home Depot or Lowe's, because the contractors try hard to keep them happy because they want to get more work from them, and HD and Lowe's set the prices. |
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23 May 07 - 02:56 PM (#2059215) Subject: RE: BS: Cost of a Metal Roof? From: PoppaGator We have one of those "faux-shingle" aluminum roofs ~ actually, thanks to Hurricane Katrina, we've had two of them. They are the most expensive option in the short run, but (at least in our climate) their longevity and high insulation rating make them pretty economical in the long term. (In the heat and humidity of South Louisiana, a so-called "30-year" standard shingle roof is good for maybe 10-12 years, if that.) In most American cities/"metro-areas," including here in New Orleans, there are two competing companies selling two slightly different-looking lines of this type of metal roof. The two products actually come out of the same factory in Ohio and have the same lifetime warranty, same basic specs (thickness, etc.). The dual product lines and distribution/installation channels are to promote competition and avoid antitrust problems, etc., apparently. Anyway: Our metal roof cost us $7500 in 2003. It's a small house (1,000 sq ft) with a simple gable roof design and shallow pitch. In the standard installation, the old roof is NOT torn off, but is retained as an extra layer of insulation. The new roof consists of interlocking panels about 2 x 3 feet, attached by screws rather than nails. The 2005 hurricane season saw us sustain three small punctures in this roof despite high winds that tore most of our neighbors' roofs to shreds. I firmly believe that the metal roof saved the main-floor interior and contents of our home. (The lower floor, which is sort of an above-ground "basement," was totally devastated by flooding, but that had nothing to do with the roof.) The lifetime warranty is good only up to a Category 3 or 4 hurricane, so damage from Cat-5 Katrina was not covered by the manufacturer ~ but it was covered by our insurance. When I called the roofer/dealer to repair the three small holes, I was surprised to learn that he proposed to replace the entire roof. Although basically intact, it was throughly dented and scratched by tons of tree limbs that had fallen on the roof and bounced to the ground. The guy explained that it was no longer sufficiently intact to be warranteed, mostly due to potential corrosion where the finish had been damaged. I am very well aware of how very much debris had peppered that roof. The house was surrounded by four big shady trees each over 100 feet high, three pecans and a pine. They are now still almost as tall, but were severely thinned out by the winds and the yard is no longer the shady oasis that it used to be. I cleared the yard of all those fallen limbs, and can testify that there were plenty of 'em ~ the whole yard was neck-high in debris when we first returned home. The roofing-company guy met with the insurance adjuster and convinced him to pay $11,000 for the replacement roof. That's a big increase over $7,500 just 2 years or so earlier, but the price did include tearing off the previous metal roof, while removal of the old roof was not part of the original installation. Also, it's entirely possible that part of the $11G was an under-the-table payment to the adjuster ~ I don't know and don't care. What's important is that it didn't cost me a penny out of pocket. Anyway, back to the original post. That estimate seems WAY high for a plain galvanized roof, and could be remotely fair only if it covers extensive structural carpentry work before they even start the actual roofing job. Getting a second and even third opinion should clarify things. If all the competitors agree that such a high price is required, you might consider some redesign options, either to reduce the cost or to include substantial improvements ~ you'll be rebuilding the whole top of your house anyway |
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23 May 07 - 03:25 PM (#2059241) Subject: RE: BS: Cost of a Metal Roof? From: Metchosin Beware, the roofing business is rife with almost as many bad guys as good guys and be advised that galvalume is way more pricey than just plain galvanized pans or painted steel. The painted panels fade, particularly reds and greens, grey will fade too, but not as much. As most have suggested, get more than one quote and check references. As others have said, the style of the roof, eg gable or hip, will have an effect on price too, big time. Sheet metal roofing is an expensive way to go on this coast, but then again, its all relative, cedar shingles in Egypt will cost a king's ransome. Markets vary. |
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23 May 07 - 07:08 PM (#2059393) Subject: RE: BS: Cost of a Metal Roof? From: McGrath of Harlow My father had corrugated iron put on the top of the thatch on his cabin in Ireland, It was quite common at one time. And pretty cheap too. An lasts a long time. |
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23 May 07 - 08:04 PM (#2059427) Subject: RE: BS: Cost of a Metal Roof? From: Barry Finn Hi Janie You need to realize 1st off you're buying top of the line & it may be hard to recoup the cost if you ever decide to sell. The metal roofs you're talking about are very good & last as long as you'll ever want but again you could but yourself a slate roof, a Spanish Tile roof, Cedar Shake roof complete with underlayment if you wanted. If you already have roof decking as oposed to just strapping there are very good, cheaper roofs you could have installed. A few things about metal roofs to consider; they need to have very good insulation under them & need to be properly vented. Insulation because there's alot of air flow going out through a metal roof & you don't want the heat going with it. You also need to have a vented air space in the attic/ceiling, to prevent ice build up in the winter (ice dams), which I don't know if that's a problem in your area. these 2 have to be dead on because you don't want to create a condensation problem, so balance is needed here more than you'd find in other type roofs. Lastly metal roofs don't do well beneath large overhanging trees. Actually none do but the meatl roof will cost a hell of a lot more to repaire the damage. It's not like pulling a couple pieces of slate or replacing a few shingles, you got go pulling inter-connected sheets of metal the length of the roof for one dent or slice unless you want to just patch it which is sightly if it's just a dent. The wood replacement, is it decking or roof joists, either way once the old roof is off either job should be easy & cheap. If you have existing decking (deck replacement per sheet of 4x8x5/8 or 3/4 should be no more than $60 each, all material & labor included) by the way decking shopuld be no thinner than 5/8" thich 3/4" is better but more costly. You can get a good shingle roof (roof slope should be better than 1/4" per 12' slope) with any where from 25yr (20yr not recommended) to a 50 yr roof for half of what gets you a metal roof. Repairs are also very cheap. If you have a low slope roof (under 1/4" per 12" then you may want to consider a PVC or Rubber Membrane roof. Tell me mor about what you're looking for & what you now have & what kind of wood repair/replacement's needed & I'll give you more options. $27,000 is way out for what you probably need or want. 1800 square ft bunglow (bunglow's are usually considered neither low nor steep roofs generally a 5 or 6 pitch which means that the sq. footage of your roof depending if you've got valleys, hip, domars, shed or gables, somewhere around 22 sqs or 2200 sq ft (guessing). It's been awhile & I'm not familar with your area of the country but for under $10,000 & that's high you could have yourself a very good roof with all the extras, that includes removal & disposal of all the old, renailing the decking, ice & water shield, soffit vents & ridge vents, all new flashings, hurricane nailing (6 nails per shingle instead of 4, & watch out for gun nailing rather than hand, some people are sloppy when it comes to using guns & some cheat nail or what's called "skip nailing" they don't flip the end bach to nail off the end of a shaingle when they are coming up on the next row). Anyway this is probably a bit more than what you need or want at the moment so let me know your thoughts & we'll get you all cover up for a better price than what some one's trying to sell you. That's a roof for Beverly Hills. Barry |
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23 May 07 - 08:57 PM (#2059449) Subject: RE: BS: Cost of a Metal Roof? From: Janie I have another person coming tomorrow to give me an estimate, and another one lined up after that. These were both roofers for whom I received local recommendations. The first guy, I pulled out of the phone book. As it turns out, he didn't even go up into the attic to see what kind of water damage there might or might not be to the rafters, etc. The main part of the house is a square box. I guess it is a hip roof - four triangles that meet in a center peak, with a small section on the rear that is attached, and is, I think, a gable and hip roof. I was actually hoping simply to have some leaks fixed, but I think the roof is too rusted for that to be do-able. It is probably the original roof, put on in 1911. Major renovations are out of the question. I am in the process of going through a divorce. I have no idea what the final property distribution will look like, but no matter what, I think the house will have to be sold. It has appreciated so much, simply because of where we live, that neither of us could buy the other out. It is old, wood, and maintenance has been neglected. Even if none of the above were the case, I had been talking to my spouse about selling because we can not afford the upkeep on the wonderful old wreck, and neither of us are doityourselfer's in the home upkeep department. But there is no way it makes sense, or is to anyone's benefit to let this go. The water has to be stopped. My blood pressure and my anxiety level are coming down from reading all the helpful information you fine guys have posted so far. Mucho thanxo. Janie |
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23 May 07 - 09:07 PM (#2059451) Subject: RE: BS: Cost of a Metal Roof? From: Barry Finn It sounds like you have an existing metal roof Janie (rusted). That doesn't mean you have to go back with the same. Do you have a wooden deck or is the existing roof fastened to the joists or straping? Barry |
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23 May 07 - 09:22 PM (#2059461) Subject: RE: BS: Cost of a Metal Roof? From: Janie Thanks, Barry. I'm afraid I don't know the answer to most of your questions, or even understand what you mean by stuff like 'roof decking, joists, etc. I recall when we bought the house the appraiser commented on the odd contruction of the joists--advised us not to add a room upstairs because of weight concerns- said the roof joists or something were suspended instead of held up by the walls. Which means nothing to me, cuz I wouldn't know a joist if it walked up and shook my hand. The only thing I do know is I do have a huge Pecan, a huge China Fir, a huge Burford Holly and a substantial, but not huge maple, all overhanging, or even with limbs resting on the roof. A good friend just called who has worked a lot of residential construction. He is going to come over tomorrow and take a look up in the attic and figure out if he can temporarily fix the leaks (hard to do if it ain't raining,) or at least rig some tarps over the roof while I figure out what has to be done. He just pointed out that, given the current domestic circumstances, I could simply have some local farm boys come over, replace any wood that really needs it, and put up another tin roof and coat it with cool-seal. That won't hurt the value of the house, and will protect it until it is sold, which may be a year or 3 away. Janie |
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24 May 07 - 01:02 AM (#2059548) Subject: RE: BS: Cost of a Metal Roof? From: Richard Bridge Trees that big and that close are likely to be playing hell with your foundations too. Bits of tree rubbing on roof will wreck any roof you put up, in double-quick time. But removing the trees will also be costly. |
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24 May 07 - 01:35 AM (#2059551) Subject: RE: BS: Cost of a Metal Roof? From: Jim Lad Ah, Janie: It's beginning to sound like your quote was to replace the whole roof. Maybe get yourself a building inspector and have him do a complete house inspection, just as though you were selling it. If he is any good, he'll give you everything you need to take to the contractors who will in turn, give you your cost estimate. When you get that far, come back in and we'll give you some pointers with regards to hiring contractors. |
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24 May 07 - 02:50 AM (#2059570) Subject: RE: BS: Cost of a Metal Roof? From: Gurney Contractors for Gerard Roofing often install over the existing roof. As others have pointed out, complications add costs. Gerard is a AHI company, a Kiwi international. |
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03 Jun 07 - 09:11 PM (#2067738) Subject: RE: BS: Cost of a Metal Roof? From: Janie Here's an update = and a wish for great blessings on my friend for sharing his knowledge and time to come and check out my roof. As well as great blessings to all of you wonderful virtual friends, who I am sure would have done the same in real time as you have done here in responding to my questions. I asked around for recommendations and called another roofer. He never showed up. I'm guessing he drove by the house, saw the peeleing paint and rust on the roof, the gardens surrounding the house that are going to get slammed when work is done on the roof, and decided he didn't want to touch it. My friend, Carl, drove by the same day I talked to him. Looking at it from outside and the ground, he also was thinking I needed a new roof, but said he needed to both get up on the roof and in the attic before he could offer a good opinion. He came by a few days later and did both. Then said that maybe the picture wasn't as grim as he thought, but he would have to wait for a good rain before he was willing to say more. In the meantime, my sister, the engineer, came for Memorial day weekend and climbed up in the attic. She opined that a new roof would be good, but not necessary. She, too, said it was gonna take being up there when it was leaking to really know what was going on. Over the almost 100 years the house has stood, there have been leaks many times, and it was not possible to tell what was old stains from prior leaks that had been repaired, and what was new. It rained last night and today. Carl came over, found the leak, and is going to come back tomorrow and caulk around a vent pipe. He says more extensive work needs done sooner rather than later, but he can stop the water. He says if I keep the house and expect to live in it a long time, I may want to consider a new roof simply because the new metal roofs are so durable and I would probably not have to worry about the roof for the rest of my life. Otherwise, he thinks a good scraping, caulking and replacing of some fasteners, replacement of some wood, new soffits, new gutters, and having the roof painted will be sufficient to return the house to decent repair and prevent further problems for a while. This is really good news. Our affectionate nickname for Carl is Eyore, because he is so pessimistic. If he says I don't need a new roof right now, I can believe it. I am sure there are many good, honest roofers and handymen around who would have told me the same - if I had been lucky enough to have called the right one. When one is as ignorant as am I about these things, there is absolutely no substitute for a knowledgable friend in whom you can trust. Thanks again to all of you, my virtual knowledgable friends who I can also trust for an honest opinion. Janie |
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03 Jun 07 - 10:35 PM (#2067788) Subject: RE: BS: Cost of a Metal Roof? From: Alice That is great news, Janie! After having a leaking roof since I bought this house in 1987, I finally put a new roof on the credit card last summer, over $9,000. It will take me a long time to pay it off. I was living with the constant dripping during rain and snow melt, worrying about the damage it was doing. As it happened, the rain was running down a gap between the brick chimney and the roof, so no real wood damage, just need ceiling repair now near the fireplace. After such a long time, I am conditioned to look at the ceiling whenever it starts raining outside, expecting the water to run through. When you own a house.. it's always somthin'. Alice |
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03 Jun 07 - 11:44 PM (#2067823) Subject: RE: BS: Cost of a Metal Roof? From: Bert I know I've said this before on another thread, but where are you??? There may be a Mudcatter near who can stop by and give you an on the spot opinion or even help. |
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04 Jun 07 - 12:12 AM (#2067834) Subject: RE: BS: Cost of a Metal Roof? From: Stilly River Sage Janie, When I was shopping for houses I had a contractor look at them with me. He was a friend of a friend whose work I had seen and admired. He is now my friend, after doing a lot of work for me on the house I bought (I remodeled and built a new garage). He told me several things that helped me choose the house, including what to look for in the attic that pertains to the roof. I my area there were originally shake roofs on the houses. They were directly on the trusses (or the strapping that Barry mentions), where was no decking put in place. When I was looking at houses I would see the composition roof from the outside, and if I saw decking in the attic I could be sure they replaced the old roof when it needed it. If I saw shingles in the attic I could tell that they simply slapped a new, cheap composition roof on top of the old one. You can't put any more roofs on top of that, you have to tear it all off, put on decking, then the new roof. So I learned to recognize the cheap fix from "investor" sellers who wanted full value for a house they short-changed wherever possible as they attempt to "flip" it. Finding someone who could tell me what the tricks were was a huge help. Good luck with your roof. Mine is beginning to flake apart (the composition shingles) after an ice storm last winter. I'll try to preserve the current decking and have newer, lighter colored (more reflective) composition shingles put on once the old ones are torn off. SRS |
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04 Jun 07 - 06:34 AM (#2067973) Subject: RE: BS: Cost of a Metal Roof? From: Janie Hi Bert. I'm in Hillsborough, NC. The only other Mudcatter close by is Dani. She is a dear friend, but don't know nuttin' about roofs. (She is, however, the person who is responsible for me knowing our mutual friend Carl and his lovely family!) Janie |
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04 Jun 07 - 08:34 AM (#2068058) Subject: RE: BS: Cost of a Metal Roof? From: The Fooles Troupe Interesting. In Australia, especially the tropical and subtropical areas, corrugated iron roofs were once pretty much the standard - on weather-board houses - your date of 1911 is typical. We don't have to worry about ice dams here - and the iron lasts for decades, especially if regularly painted. |
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04 Jun 07 - 09:32 AM (#2068094) Subject: RE: BS: Cost of a Metal Roof? From: Stilly River Sage There was a Morse episode of Mystery! set in Australia that had a sight gag built in. An English family had moved there to avoid a criminal element in England, a sort of witness protection program. The entire town had corrugated roofs--except this family with their shingles. Morse winces unhappily when he sees how they have distinguished themselves. They don't say a word in the whole exchange, as I recall. SRS |
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04 Jun 07 - 12:46 PM (#2068277) Subject: RE: BS: Cost of a Metal Roof? From: McGrath of Harlow A basic rule in life is, it's never a good idea to rely on the people you are employing to do the work to identify what work needs doing. That's sad but true. |
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04 Jun 07 - 01:17 PM (#2068302) Subject: RE: BS: Cost of a Metal Roof? From: Riginslinger I just bought some metal roofing for a new barn. It cost $0.95 a square foot for the materials. |
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04 Jun 07 - 03:35 PM (#2068418) Subject: RE: BS: Cost of a Metal Roof? From: GUEST,mg If you were thinking of having to sell soon I would definitely either do as someone suggested and have an engineer's report done, or at the very least talk to appraisers and realtors who know the market. You don't want something that won't pass FHA inspection if you are able to sell that way, and they can be particular. You also don't want someone to talk you way down on the price because they get an inspection that says the roof must be replaced, or the bank says the roof must be replaced etc. I would say just go with what is standard for the area and not top of the line...mg |
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04 Jun 07 - 03:40 PM (#2068425) Subject: RE: BS: Cost of a Metal Roof? From: McGrath of Harlow Sell it quick to someone who doesn't realise it needs work done on it... That sounds pretty ethical advice. |
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04 Jun 07 - 11:59 PM (#2068780) Subject: RE: BS: Cost of a Metal Roof? From: Janie The advise I'm getting is not that I should have a dodgy job done, but that the roof can definitely be repaired to a sound state and beautified by a coat of paint. Doing that would be much less expensive than replacing the roof, and will keep either me or a buyer dry for a good while longer. the other work - soffits, gutters, replacement of some rotting wood - really can and should be done soon, whether or not the house goes on the market within the next few months. Work on the present roof is necessary. Replacement is not. Even if the house ends up not having to be sold, a new roof is not necessary at this time. I can have repair work done now, and if I were to decide to lay out a few thousand dollars at a time to keep it caulked and painted every few years it would be good for a long time. It becomes an issue of either forking over more money now (or soon) for a new metal roof that will be virtually maintenance free, or spending the same or more money, but over a a much longer period of time to fix and then maintain the present roof. It is not about masking problems to sell the house. I don't know when tin sheeting became commonly available, but tin roofs are very common in my little corner of the South of the USA, and especially in historic villages such as Hillsborough. One good reason to not put on one of the new metal roofs, but to try to fix and then keep the roof repaired is the trees. There are three magnificent old trees, as old as the house or older, that overhang the house. They are not that close to the house. They are simply big and old enough that their canapies significantly overhang the roof. I could have some pruning done to remove branches laying on the roof, but to eliminate the overhanging entirely would require a butcher job on them, and I'm not willing to do that. If the next owner wants to do that, they can. I'm not gonna. so a new roof seems silly since I won't do what is needed to protect the investment and warranty. Janie |
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05 Jun 07 - 12:45 AM (#2068796) Subject: RE: BS: Cost of a Metal Roof? From: Q (Frank Staplin) Janie, my daughter is having her roof, about 1600 sq. ft., replaced in B. C. She has bought steel roofing (recommended in areas where accumulated and freezing snow at times is sufficient to crush a roof), cost about $9600. It is good material, and was delivered last fall; prices are up 20% since then. That is the good news. Labor is extremely short; so far she hasn't been able to get a crew. People building new homes and condos, the area is popular for winter sports, etc., are paying premiums up to 3 times normal wages for skilled roofers. I expect the final cost to be $20,000. I hope not more. Bad news. |
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05 Jun 07 - 03:15 PM (#2069353) Subject: RE: BS: Cost of a Metal Roof? From: Scoville Side note: Plain metal roofs are extremely common here in Texas for the same reasons noted they are common in Louisiana, but I noticed that someone above mentioned that the old roof is sometimes left underneath for insulation purposes. Our neighbor's house burned just before New Year's and one of the things that made it very difficult to put the fire out was that the attached garage had a metal roof that trapped flames underneath, where they could not be reached by water. Also, the firefighters were concerned that there might still be wooden shingles under the existing outer roof, which they told us would engender a much higher fire hazard/difficulty in putting out the current fire because there would be more material to burn. It turned out that the old shingles had been removed when the house was re-roofed, but we made sure to check in turn that our old shingles had been removed when our house was re-roofed after Hurricane Rita. (We don't have a metal roof.) We still don't know what caused the fire at our neighbor's, but we've decided that, just in case, the wiring will be the next thing we get checked out. |