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-   -   Mod Bitumen Flat Quote Discrepancy (http://www.diychatroom.com/f9/mod-bitumen-flat-quote-discrepancy-81742/)

uncertainfuture 09-18-2010 05:27 PM

Mod Bitumen Flat Quote Discrepancy
 
Went out and got multiple bids for a replacement flat roof for our house. About 1500' sq. Am looking at two bids now, both for a 20 year mod. bitumen roof. One is about $13800, one is $19800. These are (roughly) the two most expensive bids, though the $13800 bid is the same prices as one from a roofer I don't think I'll go with.

Both contractors have good reputations and references -- the high bid has absolutely stellar references. I don't have enough knowledge to know the exact differences, but some of the differences are:

- replace wrong kind of existing skylight vs. work with existing skylight

- replace 100% of flashing vs. replace flashing as necessary

- some additional work on a couple fiddly bits which involves replacing the flashing over a decorative ledge running across the front of the house.

- different brands of materials (Certainteed Flintlastic vs. Malarkey)

So there are certainly differences, and I'm sure that I'd wind up paying a bit more than the $13800 once the roof was opened up. But I'm having a hard time seeing $6K of difference, though it's certainly possible it's there. Any guidance or thoughts that folks here have would be more than welcome.

We're in Northern CA, so some rain, but not particularly harsh winters.

johnk 09-18-2010 06:09 PM

I would look somewhere else as both those prices are outrageous.From $920-$1320 per sq(100 sq ft).I would fly first class from B.C Canada and do it for way less.Where are you located?In our area it ranges from $350-$600(at the most)depending on job details,etc.

johnk 09-18-2010 06:12 PM

Sorry I see your in N Cali.Get some more prices,those(IMO)are extremely outrageous,although I don't know the market there,but can't see it being in that range.:no:

johnk 09-18-2010 06:15 PM

I would look into other membranes such as PVC.Find a contractor that installs IB systems.Very good roof. http://www.ibroof.com/

uncertainfuture 09-18-2010 06:23 PM

Thanks, John
 
There are some extenuating factors: the house is stucco, and there's a curb around most of the roof, so in order to rip and replace the existing roof, there's a fair bit of restucco-ing that has to be done.

Slyfox 09-18-2010 08:00 PM

In my experience two 'legit' contractors bidding the same roof system are not going to have that large a difference in their prices, a few hundred, couple thousand, sure, but not 6 thousand.

The higher bid contractor don't need the work and is bidding high to make it worth his time if he has to squeeze it into his schedule, or,
the lower bid contractor isn't seeing the full picture and is going to hit you with thousands of dollars in add ons later on.

I would ask the lower bid contractor for a worse case scenario added cost if there's more flashing in need of replacing then he thinks or if he runs into bad sheathing issues, etc.

Also check both their insurances, if contractor A is a insured roofer, but contractor B is a insured carpenter who also doe's roofing, contractor B's insurance may/may noy be sufficient if problems occur, contractor A's would.
There is not only a difference is cost of insurances between roofers and carpenters and other trades, but there is a difference in coverage as well.

federer 09-18-2010 09:46 PM

yea those prices are way high. i am on east coast but for my bids on my flat roof i am looking at less than 10k

OldNBroken 09-19-2010 11:53 AM

Exactly what is the scope of work? Tear off? recover? insulation?
What kind of shape is all the flashing in? I would worry about someone saying "as needed". Certain flashings should all be replaced for a proper job.
THe skylight can't be that expensive either way. What is wrong with it? On a flat roof they are generally not complicated and just require raising the curb which is no big deal.
You have a lot of variables that are hard to determine without an on-site inspection. Either contractor could be correct and it's not something we can determine over our internet connection.
I would try to find a third reputable contractor and don't offer any thoughts of your own. Only what you want done and with the same type of material. See what he comes up with. At least that will give you a tie breaker...maybe.

BTW, I'm closer than JohnK, I may travel that far for that price. I go to central Oregon, it ain't that much farther. lol

uncertainfuture 09-19-2010 03:32 PM

Thanks, everyone
 
Just to answer everyone's questions:

1) Both contractors are roofers, and nothing but. So that's pretty much apples to apples.

2) I actually solicited 5 bids. The two I'm looking at now are 1 in the middle of the pack ($13800) and the high-end outlier ($19800). The two lower bids that did include removal of the existing roof (one did not) were right around $11K and $13K respectively for a 10-15 year roof. No insulation is being added.

3) Everyone who I asked to bid was well regarded on Angie's List as to their service ethic, which is admittedly not a great indicator for reliability (everyone there is a layperson like me) and has been in business in the area for a decade or more.

4) In a muted defense of the relative priciness at the middle of the pack, the roof isn't completely flat. It's flattish. It has several low-slope areas and a couple completely flat areas, and curbing around almost all of the roof. It currently has a modified bitumen roof which is 12+ years old (we bought the house very recently) and has been badly patched in a few places. We could probably get away with a maintenance job, but then we'd have to deal with the problem again next year. Also, permitting and disposal are not cheap in our area.

5) The offending skylight is on a low-slope section of the roof, and is a steep-slope shingle-roof type of skylight. It sits direcctly on the roof, with no curb, and was waterproofed by basically just slathering what looks like black roofing compound on top of the horizontal flashing. So it probably needs to either be replaced and curbed or just curbed without the existing flashing, if that's possible.

Everyone has been very helpful so far -- thanks. This is a surprisingly stressful process compared to some of the other maintenance jobs we've gotten done.

federer 09-19-2010 08:08 PM

oh yea the roof is the longest and biggest project i have thus far-but i havent gotten to the basement yet

Grumpy 09-22-2010 03:39 PM

John how can yous ay what is and is not outrageous withotu seeing the job and knowing the scope of work? I have done several two-flats 1,200 square feet plus walls, for prices within that range. Keep in mind on these jobs Iw as tearing off roofs 4" thick on 80+ year old buildings 3 stories up with very poor access.

I'm trying to think what flashings could be reused on a flat roof and the answer is none.

If the existing skylight is wrong or damaged in any way it must be replaced.

I like certainteed modified and didn't know malarkey made modified.

It does not sound like you are comparing apples to apples.

johnk 09-22-2010 05:16 PM

Quote:

Originally Posted by Grumpy (Post 505576)
John how can yous ay what is and is not outrageous withotu seeing the job and knowing the scope of work? I have done several two-flats 1,200 square feet plus walls, for prices within that range. Keep in mind on these jobs Iw as tearing off roofs 4" thick on 80+ year old buildings 3 stories up with very poor access.

I'm trying to think what flashings could be reused on a flat roof and the answer is none.

If the existing skylight is wrong or damaged in any way it must be replaced.

I like certainteed modified and didn't know malarkey made modified.

It does not sound like you are comparing apples to apples.

There would have quite a few things out the norm to justify that price,at least in my area.I was just thinking of it as an average job.Of course price could never be determined without physically looking and doing a core sample.I do know this,I could give you one hell of a roof for that price,even after dealing with the stucco and multiple layers.


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