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-   -   Opportunity to save $$ on replacement in Texas (http://www.diychatroom.com/f9/opportunity-save-replacement-texas-102649/)

Spaceball1 04-25-2011 12:16 PM

Opportunity to save $$ on replacement in Texas
 
I'm selling a 15 year old house in south Texas. We had a buyer, but they backed out because they were concerned with the roof. There are no areas of the roof that are damaged or leaking, but there are plenty of spots where the shingles are starting to go bare. The roof is still performing, and it's actually a few years younger than most of the roofs in the rest of the neighborhood (including all other houses currently up for sale). I think it probably has about 2-3 years of life left.

Our house is about 2100sqft and I'll use 30 squares as a ballpark number for the size of our roof. Slope isn't anything crazy. The roof is walkable, but slippery due to the loose granules. We are in an area where windstorm certificates are required to get insurance coverage.

I have two bids so far - $9500 from a highly regarded company and about $10,500 from another company. We don't have that much cash available to us right now, and were hoping to sell the house as is. With that said, a brand new roof would be a pretty big selling point in our neighborhood considering the fact that most other roofs are 17-19 years old. So we're looking for ways to reduce that cost..

I'm a guy that does alot of DIY projects and I'm not afraid of a day or two of hard work. I was wondering what opportunities there might be for me to do some of the work myself. I know that a job like this would be way, way too big to do all by myself, and I have to have a licensed roofer to get the windstorm certificate anyway. But I do think that I could maybe do the cleanup/hauloff, and maybe some of the tear out work myself. Would doing that work myself save any substantial amount off the total cost? Is there any other work that I could do myself that would knock off some $$$? (Maybe flashing or something like that?)

Also, both bids I've gotten are for 30 year shingles. Since I'm selling, I don't really care to pay a bunch extra for a longer warranty. Would a 20 year shingle save any substantial amount of cash?

I don't know very much about roofs or the roofing business, so go easy on me.. I'm just looking to see if there are any options out there..

Slyfox 04-25-2011 04:09 PM

It would be easier to drop $10,000.00 off the selling price of your home,
new roof compensation.

Spaceball1 04-25-2011 05:09 PM

That's sorta how we have it on the market right now - "New roof with full price offer.."

But that sorta tells buyers that the roof is in terrible shape, when it really isn't. If we already had a new roof, it would be a big selling point over other houses listed nearby. Those roofs are already older than ours..

The idea is to get the roof replacement price down to $7500 or $8000, then get closer to full price on the house.

seeyou 04-26-2011 06:35 AM

This is always a bad situation for the buyer and the seller. Seller wants to do as cheap of a roof as he can. Buyer will have to live with the result.

I'd try to turn it into a selling point. "Choose your own shingle color" or add the offer to upgrade to a hail resistant shingle or some other extra. Keep the new roof in the price. Let them pick it out and get it installed before they take possession so it can be financed in the house mortgage.

tcleve4911 04-26-2011 06:48 AM

Seeyou made a couple of real good points.:thumbsup:

A few more.....
You are not in the roofing business.
I think you'll only create trouble trying to do parts of the something you are not set up for.

Roffers strip and haul in a day.
My guess is that you can't.
They need to get that roof stripped and prepped to make it water tight ASAP.

Roofers flash as they go.
They flash with methods they can guarantee.
You'll be the new guy on the crew.
You'll just slow them down and be in the way.

You're not insured.
No roofer is going to let you near his project with you being a liability.

Get the roof done with a Transferable Warranty.

Just my 2:)

seeyou 04-26-2011 06:55 AM

To answer your original question:

A laborer with no experience that had never seen a re-roof in action would be worth minimum wage to me at best. And that was if he/she was planning on sticking around in hopes of moving on up. The 1st job or two, the new guy is a liability since someone is constantly having to watch and watch out for him and stop what they're doing to show him what needs to be done and how until he learns his job and the system. If you need a tool now and you send the new guy to the trailer and he doesn't know where it is and sometimes what it is, you either sit and wait 'til he figures it out or climb down and take him and show him. Either way, production drops.

I've tried letting the HO load the tear-off several times. One backed out as soon as they saw the 1st pile before they even touched it. One worked all day and declined to work the second day. I think some of the tear-off is still in the yard of the other one, 10-15 years later. To be fair, these were all multi-layer tear-offs.

Then there's the liability issue.

Slyfox 04-26-2011 08:02 AM

Quote:

Originally Posted by Spaceball1 (Post 636268)
That's sorta how we have it on the market right now - "New roof with full price offer.."

But that sorta tells buyers that the roof is in terrible shape, when it really isn't. If we already had a new roof, it would be a big selling point over other houses listed nearby. Those roofs are already older than ours..

The idea is to get the roof replacement price down to $7500 or $8000, then get closer to full price on the house.

I have worked with home owners before in situations like this but it's very difficult to do and has added risk, for both the home owner and contractor.
(Insurance issues, disruption of regular routine such as scheduling issues, etc.)

I would get a few estimates, stick them all "copies" in a folder along with a statement offering a few hundred dollars more then the medium estimate off the selling price and try and make up for it else where, such as in paying "not paying" any closing cost or something of that nature.
Do like seeyou mentioned and flip it into a selling point.

Spaceball1 04-26-2011 10:03 AM

We've got the real estate angles covered.. My mother in law is our realtor, my father in law is a home inspector, and my wife has her real estate license (but she's been inactive while to be home with the kids..).. I would MUCH rather sell the house as-is and let the buyer put on a good roof that will last them for many, many years.

I can do electrical, flooring, some plumbing and woodwork, so I very often act as my own general contractor of sorts.. I pay for the stuff I can't do, and do the rest myself. I kinda figured that there's not much room for a DIY'er to offset anything on a roof job, but I had to check.

One of my questions was looked over.. Any substantial cost difference between 20 year and 30 year shingles?

Also, I looked at one of the bids last night, and it was for Certainteed fiberglass laminated shingles. Any opinions on that?

Thanks for the help!

seeyou 04-26-2011 10:23 AM

Any substantial cost difference between 20 year and 30 year shingles?
it was for Certainteed fiberglass laminated shingles. Any opinions on that?

Minimal cost difference. I charge more labor for 20/25 yr 3 tabs. They take more layout than 30 year laminated. Just about eats up the material price difference.

I prefer Certainteeds over other brands, but quality sometimes differs from plant to plant.

Spaceball1 04-26-2011 10:40 AM

Got it. Sounds like we'll be better off advertising a "new 30 year roof" rather than saving a few hundred dollars and doing a 20..

Are "fiberglass laminated" shingles any different than asphalt or composition shingles? That's what the lower bid specified, and I expected that particular company to be the most expensive.. Just want to make sure that they aren't skimping..

seeyou 04-26-2011 12:08 PM

Are "fiberglass laminated" shingles any different than asphalt or composition shingles?

Fiberglass laminated are a type of asphalt or composition shingle. There may be some organic felt shingles still available ( I haven't seen any in years), but other than that all asphalt shingles have a fiberglass scrim. The majority of shingles sold these days are laminated. They typically carry the longer warranties.

Spaceball1 04-26-2011 02:08 PM

Ok, thanks. I've just never noticed them referred to as "Fiberglass Laminated"

MJW 04-26-2011 04:21 PM

The 30 year Laminates now have a "lifetime" warranty. Be careful on the transfer of that warranty. It is very tricky. I believe with Certainteed, it must be transfered within 20 days of sale along with other stipulations.
If you allow the new roof to be put on for the new homeowner this can be avoided.

Spaceball1 04-26-2011 04:23 PM

Thanks for the heads up! Do you know if there is any cost to transfer the warranty, or is it just a matter of finishing the paperwork?

Roofmaster417 04-26-2011 09:41 PM

I have seen transferable warranties for around $100.

I have (in the past) been in a situation several times that the customer was going to tear off ahead of us to conserve cost.,boy both times was a nightmare.

Needless to say both times we completed the tear off because they took 3 days to tear off 11 sq.Never again,

Nothing against you or your abilities,,,but roofing is tough.Its even tougher when you have a contractor depending on you to get the roof off A.S.A.P so he can get your roof on before any weather hits or you exceed the time he has alloted for your project.

It takes careful coordination between the weather and you before the contractor looses his schedule.A couple days off and it can make a mess.When that has happened it messed with my schedule horribly.

You could deduct the price of the roof from your overall price BUT IMO your deductions might not stop there.Once you start off with deductions you might be pressed for more.

A 20yr roof IMO depending on your storm zones would be like selling a Corvette Z06 on rims.


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