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-   -   What can you tell from these roof damage photos? (http://www.diychatroom.com/f9/what-can-you-tell-these-roof-damage-photos-175073/)

99altrade 03-20-2013 08:01 PM

What can you tell from these roof damage photos?
 
3 Attachment(s)
This is found on the roof of an investment property that I'm looking to purchase. The damage near the front has been there for at least 1-2 months, minimum.

From what you can see, how serious does this damage appear to be, what might I be looking at to repair this cost-wise? Obviously this is not just to the sheathing as it looks like a big hole, but what might I be looking at in damage and costs on the surface and for the framing below it if you think that is likely damaged?

Also, generally, about the roof from the little you can see, any comments (I have zero experience with roofing work)? Attachment 67688

Attachment 67689

Attachment 67690,

tinner666 03-20-2013 08:06 PM

Plan on tearing it all off and putting a new roof on. Looks like 3 layers to me. Possibly extensive damage on the rake because it looks like that outer-rake rafter is sagged too. No telling about interior damage, but the whole roof is shot. Don't forget to figure the shed roof in too.

joecaption 03-20-2013 08:06 PM

Need a whole new roof and possible new sheathing. I'd be surprzed if there was a lot more going on in the attic and ceilings.
That roof is long over due.
Start making some local calls to some roofers, a bunch of guesses on the net will do you little good.

99altrade 03-20-2013 08:44 PM

Thanks for the replies this far, very helpful.

gregzoll 03-20-2013 08:50 PM

I am guessing at least min. 5 layers, maybe a few more. You are looking at a complete tear off, replacement of roof sheathing, repairing any damaged trusses from rot, also replacing any damaged insulation material & ceilings from water intrusion.

Pretty much can cost you as little as say $25k for getting it back up to modern standards, or could cost you as much as the property is actually worth. Really depends on how bad that structure is, inside & out.

99altrade 03-20-2013 08:56 PM

Wow, as *little* as 25k, intense, thanks again. Can't wait until I can get pictures of the second structure. You guys are going to love it :(!

jagans 03-20-2013 09:00 PM

Judging by the pictures you posted this is an old house. I would put it at turn of the century early 1900's. I would figure on tearing all roofs and sheathing off and re-sheathing with minimum 19/32" CD, Exposure 1 plywood, then re-roofing. They used full 1 inch square edged boards called roofers on houses of this vintage, and you will have gaps of up to a half inch in the deck. If you can take some pictures in the attic that would help. Most of these old homes had steps going up there.

It is probably balloon construction also, and in some cases the ist floor walls were filled with masonry rubble.

747 03-20-2013 09:13 PM

What can you tell from these roof damage photos?

Expect a roofer to get deep into your wallet. It looks like at least 3 layer tearoff. All new sheathing. Chimmey reflashed. Proper venting. Etc...:yes: Hopefully the rafters are sound.

You should IMMEDIATELY get a tarp over the section of roof.

99altrade 03-20-2013 09:13 PM

Thanks much for the insight! You are spot on. House is 1903. I will try to get access to attic/roof interior to view and snap pics.
Quote:

Originally Posted by jagans (Post 1141839)
Judging by the pictures you posted this is an old house. I would put it at turn of the century early 1900's. I would figure on tearing all roofs and sheathing off and re-sheathing with minimum 19/32" CD, Exposure 1 plywood, then re-roofing. They used full 1 inch square edged boards called roofers on houses of this vintage, and you will have gaps of up to a half inch in the deck. If you can take some pictures in the attic that would help. Most of these old homes had steps going up there.

It is probably balloon construction also, and in some cases the ist floor walls were filled with masonry rubble.


gregzoll 03-20-2013 09:50 PM

Quote:

Originally Posted by 99altrade (Post 1141837)
Wow, as *little* as 25k, intense, thanks again. Can't wait until I can get pictures of the second structure. You guys are going to love it :(!

It is a ball park figure. If you want, I could tell you that it is going to cost a min. of $100k, or maybe it is $1,000,000.00.

We cannot tell you what it can cost you, but ball park figures are a good estimate, because it could be lower, could be higher, and until you get a crew on site to go through and start crunching the numbers, there is no way you will know the total costs for rehabbing that structure back up to being code compliant, and structurally sound.

gregzoll 03-20-2013 09:52 PM

Quote:

Originally Posted by jagans (Post 1141839)
Judging by the pictures you posted this is an old house. I would put it at turn of the century early 1900's. I would figure on tearing all roofs and sheathing off and re-sheathing with minimum 19/32" CD, Exposure 1 plywood, then re-roofing. They used full 1 inch square edged boards called roofers on houses of this vintage, and you will have gaps of up to a half inch in the deck. If you can take some pictures in the attic that would help. Most of these old homes had steps going up there.

It is probably balloon construction also, and in some cases the ist floor walls were filled with masonry rubble.

For all I can tell, is that it could have been built in the 50's or 60's. That type of box was typical all the way up until the 70's, not just early 1900's. Also keep in mind that Turn of the century can state that it was built between 2000 to 2001, due to we are in the 21st century.

99altrade 03-20-2013 09:56 PM

Quote:

Originally Posted by gregzoll (Post 1141878)
It is a ball park figure. If you want, I could tell you that it is going to cost a min. of $100k, or maybe it is $1,000,000.00.

We cannot tell you what it can cost you, but ball park figures are a good estimate, because it could be lower, could be higher, and until you get a crew on site to go through and start crunching the numbers, there is no way you will know the total costs for rehabbing that structure back up to being code compliant, and structurally sound.

I was serious, not intending on being sarcastic at all. I think your 25k number is prob pretty close to what it will cost to replace that roof and a bit of framework. Thanks again, much appreciated.

99altrade 03-20-2013 09:57 PM

Quote:

Originally Posted by gregzoll (Post 1141882)
For all I can tell, is that it could have been built in the 50's or 60's. That type of box was typical all the way up until the 70's, not just early 1900's. Also keep in mind that Turn of the century can state that it was built between 2000 to 2001, due to we are in the 21st century.

Property records show original build in 1903.

gregzoll 03-20-2013 10:05 PM

Quote:

Originally Posted by 99altrade (Post 1141886)
I was serious, not intending on being sarcastic at all. I think your 25k number is prob pretty close to what it will cost to replace that roof and a bit of framework. Thanks again, much appreciated.

I was not being sarcastic either. We have put up a disclaimer that states that no pricing info can be given out, and since these threads pop up in search engines, from web crawlers, what we really do not need is someone coming along later, and pulling this thread up from the dead, and state that our figures were way off, and give some figure that they think is what it could cost.

So in turn, we have a little fun, and throw out some arbitrary figures, to throw them off, but to also lighten up the topic, since stuff like you are showing, gets a little unbearable for some who are directly dealing with the situation, and it can eat them up, from dealing with the stress.

As for the info for the property, our house was built around 1937, but the garage was added somewhere around 1963, so we keep getting stuff from the bank telling us that our house is only around 50 years old, but in reality is more like 75 plus years old.

I have my roofing guy coming next week to knock down the old chimney, due to we now have a power vent water heater, and his estimate was $600 for labor, parts are minor, since we have the wood stock, and he is bringing some #30 felt that he has in his stock, and pulling shingles out of the bundle we have stored in our garage.

I think all together so far, he will have put in over $4600 on our roof, from the time he did it, to adding a power vent, pulling some old windows out of the attic, and now this job.

Yesterday I surprised when I got the bill for labor & materials for the water heater install. Came out under $500. I was figuring at least $600 for that, but got a break, because I help him with stuff, when he comes over to do plumbing or hvac, so it helps him out, and gives me a discount.

OldNBroken 03-21-2013 01:13 AM

Well at least you are not one of those people coming in with rose-colored glasses on. Can't really add much to what you've already been told. There is no "fix" for that at all. Always do love to see pictures of failed repair attempts like that though. Hurry and show us the others. :thumbup:


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