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Old 01-28-2012, 12:51 PM   #1
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So, what's the going rate...


Ha! No, I’m not asking for prices. But I haven't done a complete roof in a long time and now seem to know even less than I thought I did then; so I’m trying to write a spec to get the good quality job I want...

I would really appreciate anyone inclined to take a few minutes to fill in the blanks and/or change/add anything you think may be wrong/missing here.

And if you're inclined... how many hours?
1 guy for 2 weeks; 2 guys one week; 4 guys for 3 days; etc.

Thanks.

The Basics:
Plain vanilla, 50yo suburban ranch home; 1300SF (48x27) plus carport (12x23).
No dormers, no hips, no valleys, nothing complicated or weird in the least.
No surface damage or weak spots; only one layer of shingles at present.
I (with mike oh) estimated it at 20 square; (maybe 21).

The house and back half of the carport share the same (4/12) pitch but with the front half of the carport being shallower… it steps down and has a steeper pitch there. There is a triple flue brick chimney at the carport end of the house. (pic at bottom)

The house is sited on a hill, which has one end and most of the back at two storey height.
So there may be scaffolding issues too.
See the picture at bottom.

That area by the garage door would be the best place to set up a debris trailer.
Easy in/out access and nothing around it to be be damaged.


Demo & Repair:
Remove gutters and downspouts; set aside carefully for possible reuse.
Complete strip of all roofing materials down to the sheathing; dispose.

Remove all roof edge aluminum trim at facia, at soffit boxes; dispose.
Set the soffit vinyl aside carefully for possible reuse.
Remove outer face trim/siding material at the (3) carport openings.

Patch over old openings (5).
Set new plumbing vent boots (2 maybe 3).
Set new exhaust fan boots (1 maybe 2).
Set real copper step flashing at chimney.
Cut opening for ridge vent (house + garage = approx 60LF)
Set ridge vent (about 60 LF)
Allow for up to 2 sheets worth of sheathing repair.
(none is anticipated, but still…)

New Roofing Materials

Ice and water shield at all edges (200lf?)
30 lb roofing felt
Drip edge.
30 year 5T Arch shingles (GAF Timberline or better)
(
nail type? nail pattern?)

Repair/replace (50 yo) insect and rodent screening at soffits.
Set (2) bathroom vent outlets at soffit.
****

Other/Additional Extra’s

I hate all the white trim. It’s all in decent shape but still...
I’m assuming that the 50 yo facia and siding boards aren't worth paint
(and really, who wants to paint anyway?) so we’re on to doing that all new.

New siding and trim
Matching color shade of a dark brown of some sort:
drip edge, facia cover, continuous vented soffit, gable ends, gutters, downspouts.
(you'll have already done the demo and disposal by this time)

While a crew is up there anyway:
Gutter guard (or equal) leaf covers to fit installed gutters.
Skylight: cut and frame opening, set and flash curb (fixture TBD).
Minor mortar repair at chimney top.
Set (3) new chimney cap (black; HY-C or better)

Thanks for the help.
Attached Thumbnails
So, what's the going rate...-rear.jpg   So, what's the going rate...-carport.jpg  

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Last edited by TarheelTerp; 01-28-2012 at 07:46 PM.
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Old 01-28-2012, 04:16 PM   #2
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So, what's the going rate...


That is a nearly impossible question to answer. It could be anywhere from 5k to 25k.

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Old 01-28-2012, 05:46 PM   #3
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So, what's the going rate...


Quote:
Originally Posted by ParagonEx View Post
That is a nearly impossible question to answer. It could be anywhere from 5k to 25k.
Im not asking for prices.

Quote:
...Im trying to write a spec ... fill in the blanks and/or change/add anything you think may be wrong/missing
Am I missing any detail?
Mixing up anything?
Missing anything altogether?
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Old 01-28-2012, 05:59 PM   #4
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So, what's the going rate...


4/12 pitch.

I'm not a roofer (thank god) but spec should include :
prep--tear off or not

Repair of hidden damage---cost of plywood sheeting per sheet or SF

Ice and water shield--how many courses

Flashing and drip edges

Vents---number --type--placement and color

Type of underlayment---Felt paper or ?

Shingle brand and style

Penetration boots---new or reuse

Site protection and clean up---Plywood under dumpster?--protect landscaping--

A roofer will be along---Is this what you were thinking?
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Old 01-28-2012, 06:18 PM   #5
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So, what's the going rate...


Quote:
Originally Posted by oh'mike View Post
I'm not a roofer (thank god)...Is this what you were thinking?
Close to.
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Old 01-28-2012, 06:50 PM   #6
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So, what's the going rate...


It sounds like you got a lot of things covered. Below is a list of 20 questions I provide to homeowners that they should ask any contractor.

1. Are you properly licensed to perform work on my property? Prove it!
2. Are you properly insured to perform work on my property? Prove it!
3. How long have you been in business?
4. Are you in good standings with your Distributor/Supplier? May I call them?
5. Are you Certified/Preferred by any Roofing Manufacturer? If not, why?
6. Do you have references? May I call them?
7. Do you offer extended warranties?
8. What is your opinion of my ventilation needs? This needs to be addressed in detail with the Contractor!!!
9. Do you use pre-cut starter strip shingles? Up the eaves and rakes or just eaves?
10. Do you use Leak Barrier (ice and water shield)? If so, where?
11. Do you use drip edge? If so, at the eaves only or also at the rakes?
12. How many nails do you install on Laminate shingles?
13. Are you using 3 tab shingles for my ridge cap or are you using the recommended Ridge Cap Shingle by the Manufacturer? If not, why?
14. How are you going to address my landscaping?
15. What time will you get started? What time will you finish each day?
16. Do you require a down payment?
17. Do you install the laminated shingles according to manufacturer specs or install straight up the roof? --not recommended!!
18. Do you weave the valleys or use open metal or cut valley?
19. What is your clean up procedure after the job is completed?
20. Why should I choose you?
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Old 01-30-2012, 08:58 AM   #7
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So, what's the going rate...


I am sorry Tarheel.,but your post title is "What's the going rate".,that leads me to think you have a inquiry about pricing.Just saying.,But don't start hating because I AM a die hard Carolina fan.
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Old 01-30-2012, 09:26 AM   #8
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So, what's the going rate...


Quote:
Originally Posted by TarheelTerp View Post

Remove gutters and downspouts; set aside carefully for possible reuse.

I'd imagine the contractor will have a disclaimer about damage from removal, or at least I would. Why do the downspouts need to come off?

Quote:

Remove outer face trim/siding material at the (3) carport openings.

Patch over old openings (5).

Are you enclosing the car port? If so that's a whole other set of specs.


Quote:
Set new exhaust fan boots (1 maybe 2).
Not familiar with these. Are they range vents, HVAC vents, bath vents?
Quote:
Set real copper step flashing at chimney.
Waste of money with 30 yr shingles, and not an aesthetic match for vinyl covered fascia IMHO.
Quote:
Cut opening for ridge vent (house + garage = approx 60LF)
Quote:
Set ridge vent (about 60 LF)

Cut existing vent holes back to adjacent rafters and install plywood to cover holes. Install shingle-over internal baffled ridge vent (e.g. Air Vent ii or Snow Country).


Quote:

Set (2) bathroom vent outlets at soffit.

They need to be exhausted out the roof through insulated pipe using a Broan or similar bathroom vent.

Good luck. Should look nice when finished.
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Old 01-30-2012, 10:06 AM   #9
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So, what's the going rate...


Quote:
Originally Posted by Roofmaster417 View Post
I am sorry Tarheel.,but your post title is "What's the going rate".,that leads me to think you have a inquiry about pricing.Just saying.,But don't start hating because I AM a die hard Carolina fan.
Go Blue Devils....
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Old 01-30-2012, 10:17 AM   #10
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So, what's the going rate...


Quote:
Originally Posted by jmiller View Post
(sniiiiiiiiiiip lots of helpful detail)
Good luck. Should look nice when finished. Thank you.
Quote:
Originally Posted by Windows on Wash View Post
Go Blue Devils....
Fear the Turtle!
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Old 01-31-2012, 09:49 AM   #11
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So, what's the going rate...


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Go Blue Devils....
Hahahahaha.

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