It is time...

[Daniel Meyer]

Ugh. Roofing. It's only money, right?

http://theoldvictorian.com/2013/09/22/and-so-it-begins/

[cookiedough]

shop around to get a good feel of the contractor if not doing yourself.  I found one locally whom if I helped would save me 800 bucks vs. the next competitor.  I let him do all the nailing with me trying to keep up laying the next shingle in place for him so all he had to do was move it a few inches in place and keep nailing.  Worked out good, the 2 of us ripped off and replaced our easy ranch home in 2 full 8 hour days of hard, hard work.  Wouldn't recommend doing that if not in good shape since I'm in so-so shape at best.

Hard work that is for sure mostly for the younger generation vs. us middle-agers. 

Our neighbor hired a local contractor who has a bunch of hard working mainly younger Mexicans (about 10 guys) able to do most standard roofs all in one day and did a good job as well.

Whomever you decide to go with, if the 4x8 sheets of plywood is starting to rot, make sure you ask to make sure they will inspect the plywood and replace if any rot or soft spots AT ALL especially check the wood closest to the eastrophes.  I had to replace 2 of my 4x8 sheets in only 17 years on the roof for that reason wasn't expecting that.

Also, go with at least 30 year shingles nothing less for warranty.  They may not last 30 years as most do not, but you probably won't have to do the roof again in your lifetime if over age 55 or so.  Most contractors I talked to say over 30 year warranty shingles are a waste of money while under that they do not last inferior quality.   I made the mistake of going cheapo in 1993 with new house having ONLY 20 year shingles and really only lasted 10 years but let it go a tad to long buckling up all over lasting 12 years and cracking/curling badly all over. 

[Momz]

Better check the sofa for loose change.

Three years ago we had our roof replaced due to a SEVERE WIND STORM. The storm damaged several of our neighbors chimneys as well as heir roofs.

Our insurance company would only pay for the south side of our roof and for another new chimney (last one was only 5 years old). We went with a contractor that we have used previously and sill had to wait two months before they could get to our roof (mark of a good contractor?). We went with the best shingles offered, but more importantly we had them install "ice dam" over the entire roof rather than a ice dam/tar paper combo. I will probably be long dead before the roof will need replacing.

[Patrick]

30 square is a lot of roof. Around here that would be $12-25K depending on the contractor and different materials. I don't mind roofing, but, not at my age and for the time it takes.
I just had the roof on our 150 yr old farm house done a month ago. I hired it done. Earlier this summer I worked for almost a week replacing the roof on a families house that couldn't afford having it done and working on one roof a year is more than enough for me.
We know it doesn't take much of a leak to cause a whole lot of damage.

[Robert]

I don't envy you at all either the cost or the labor. Its not a fun job. But from some of the pics your doing a wonderful job and pretty quickly also. 

[Skinhead]

I did my roof in 2000, had my 2 boys, couple of their friends (not much help, but I wanted them to learn how to do it), my 2 BIL's, and My neighbor.  Pay has always been when your house needs it, I'll help you, if you help me.  Worked out fine except for the neighbor, my roof was 25 square, His was 90!  He got the better deal!  But at least he had a John Deere tractor with front end loader/forks to lift the shingles to roof level.  I don't know if I'd want to tackle a job like that now.  I feel your pain.

[Patrick]

May I make a recommendation ? Dunno why I didn't before. But, if I may, I'd recommend only using GAF or Certainteed products.

[cookiedough]

May I make a recommendation ? Dunno why I didn't before. But, if I may, I'd recommend only using GAF or Certainteed products.

Why?  What is wrong with ELK shingles which is what I went with they seem to be one of the better recommended shingles out there.  From what I recollect, the Elk shingles had a better labor warranty not just parts associated with them in case issues come up. 

I think as long as you go with 30 year or longer shingles you will be fine. 

[Patrick]

May I make a recommendation ? Dunno why I didn't before. But, if I may, I'd recommend only using GAF or Certainteed products.

Why?  What is wrong with ELK shingles which is what I went with they seem to be one of the better recommended shingles out there.  From what I recollect, the Elk shingles had a better labor warranty not just parts associated with them in case issues come up. 

I think as long as you go with 30 year or longer shingles you will be fine. 

Thats part of why I said what I did. I too like Elk. GAF bought out ELK years ago and have been incorporated into the number of GAF shingle options. ELK had a model of shingle called Prestige[sp] and now this shingle under the GAF name is now called Prestiqe[sp] or some such thing. I'd have to look it up for sure, but, I put a form of that shingle [ lifetime warranty] on my roof a couple weeks ago. A 25 or 30  year sounds fine, but, today that is a cheaper and much lighter shingle. I prefer a shingle that is at least 250#/ square [ 4-5 bundles/square] and 25/30 year shingles today are in the 210-220# range [ 3 bundles/square]. The manufacturers try to keep a bundle in the 75-80# range. But, that just my preference. Thats why they make so many different ones, everyone has different tastes.

[cookiedough]

Thanks for clearing that up for me did not know GAF owned Elk shingles.

Just don't go too cheap a route like I did getting in 1993 when built house 20 year shingles, I think Sealdon ones made by Certainteed.  They were so lightweight and cheap they buckled within 9 years or so and replaced in 12 years. 

I asked a couple installers on why not going with 40-50 year shingles and they told me the cost doesn't justify the expense but am sure they will last longer being heavier duty and all.  They just have in their experience have seen say the difference between 30 and 40/50 year shingles are not that much more in terms of longevity with the elements hitting them all the time the 10-20 more years are more like only 5-8 more years of service.  This is not coming from me, but the installers themselves in real world testing.

I guess you could always file a warranty claim with the mfg. in 25-30 years when the 40/50 year shingles start going bad but doubt you will get much in terms of warranty claim paid out to you?  All installers told me you will never get a full 30 years out of a 30 year shingle or 25 for 25 or 40 for 40 years since those are not in 'real' element tests. 

[R J]

Back when I was mucho younger, I worked summers for a roofing contractor.

Too old to get on a roof anymore.

We have a roofing contractor who lives down the street and what I have seen of his work he is super good.      Well, I should say his Mexican workers are super good.

when I need my home and back garage redone, he will get the job.    If it ain't any good, he is within walking distance to do some ass chewin and getting a refund or job redone.    He told me a couple of years ago it would come to around 3K for both buildings.

[Patrick]

Yep, you're right. Most lower end shingles today are 25 or 30 warranty. Its hard to get that out of them. The higher end shingles now all pretty much have ' lifetime warranty ', but, lifetime sure doesn't mean lifetime. Its pro-rated. So, no matter what you're pretty much buying a new roof every 30 years or so. It does appear shingles have come quite a way over the years. What I do like about some warranties are the stain warranties. The higher end shingles have better stain protection and warranties than cheaper ones. More copper is in the better ones to keep all the 'crud' from growing. I think its more likely to get better service from these as well as the company if there is a lot of northern surface and/or trees nearby. I used to like to install about a 3" exposed strip of copper flashing under the ridge caps/vents just for that purpose, but, 'they' claim thats no longer needed. What goes on under the shingles has changed too. Self-sticking breathable waterproof wrap has replaced felt paper, ice shield has replaced salvage edge and starter strips have replaced shingle flipping.  Thats progress I guess.

[Regis]

I hate roofing , its hard work and gets harder as the pitch gets steeper . I had to reroof the upper part of my house last yr because of loose shingles . I had roofed it about 14 yrs ago but the nails I used actually rusted through the heads and were coming loose . Yes they were galvanised ! Just cheap I guess !

[Daniel Meyer]

I think as long as you go with 30 year or longer shingles you will be fine. 

Interesting story about that...I'm undecided. Here's why...

On my suburban "blah" house, we lost the roof to a downdraft/backflow off a thunderstorm right about 18 years ago.

Insurance lowballed me...and wouldn't come up. I sprung for SIGNIFICANT extra big wampum $$$ to put 30 year, hail-resistant shingles on. I think I spent $5500 out of pocket.

My neighbor went with the three-tab cheap, 15 year shingles. $500 deductable.

We still own the house. Fast forward. We had a major hailstorm 2 years ago. My neighbor got a new roof. $500 deductible.

Mine survived unscathed. That's good, right?

Heh...not so much. My homeowners insurance just got a surcharge of about $90/year (on top of the 25% increase 'just because" this year) because my roof is over 15 years old. It's holding up well, and I expect to get another 15 years out of it easily...it is VERY much more resistant to wind and hail, and even the Texas sun hasn't started to bother it.

So...it's costing me more than my neighbors cheap roof, to put on, and to insure...AND...if I want a new roof, I'm gonna have to pay for the entire thing because it is unlikely to get damaged by anything less than a house-leveling event...

I like to do things right...and with the best materials available...but man...do I get punished for it.

[Patrick]

Hmmm, a surcharge for an older roof ?  I'll have to make a phone call i guess.

[Daniel Meyer]

Hmmm, a surcharge for an older roof ?  I'll have to make a phone call i guess.

Well, we did have a choice...take the upcharge or up our deductibles to 2% of the home value...(around $4000)

[Patrick]

I hate roofing , its hard work and gets harder as the pitch gets steeper . I had to reroof the upper part of my house last yr because of loose shingles . I had roofed it about 14 yrs ago but the nails I used actually rusted through the heads and were coming loose . Yes they were galvanised ! Just cheap I guess !

Hmm, I wonder if there is a ventilation problem. Just a guess without being able to look at it.