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Old 11-21-2017, 01:17 PM   #16
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Re: Advice on changing roof shape for resale value


Quote:
Originally Posted by sdrocker View Post
Does anyone think the two post ok in the photos I modified? It seems it would be expensive to change the roof back to exactly original condition and it might look a little boring as well.

Here are some photos.

Also last image is of a house nearby with the same exact configuration and original roof shape. I don't know if that would look better?

One thing that comes to mind is that the current overhang remnants stick out so one would ask what is it good for? It does help when walking from the kitchen to the garage from the back. The original overhang would not have much coverage when going from the kitchen to garage when its raining.
We didn't get the last picture.
The two posts look better.

I suspect the reason it is there is for rain hitting the doors and maybe coming in the house there. They did the extra to the one side because they couldn't deal with the gutter on that section.

To redo it the way it was would require new rafter tails. 4 or 5 ft long run beside the rafters in the roof. it does not look like you could get in the attic to attach them. So it would have to be done thru the top.
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Old 11-21-2017, 01:24 PM   #17
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Re: Advice on changing roof shape for resale value


Or a little wider
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Old 11-21-2017, 01:32 PM   #18
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Re: Advice on changing roof shape for resale value


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Originally Posted by Nealtw View Post
We didn't get the last picture.
The two posts look better.

I suspect the reason it is there is for rain hitting the doors and maybe coming in the house there. They did the extra to the one side because they couldn't deal with the gutter on that section.

To redo it the way it was would require new rafter tails. 4 or 5 ft long run beside the rafters in the roof. it does not look like you could get in the attic to attach them. So it would have to be done thru the top.

Thanks I checked and all the images uploaded to my previous posts. What you are seeing are the remnants of the old patio overhang. I told the person who removed it to not expose the roof for now so he left the corner section and used a sawz-all in some areas. I could have told him to leave more so there is another 1ft wide section covering the rear kitchen door. Now I wish I had done that in case I am going to keep this and add another post.


I'm afraid it will be a really epensive job because of the rafters. However the rafters can be accessed from the garage for maybe a quarter of the entire section, the rest is above the kitchen. The attic however goes all the way to the back wall and I remember being able to crawl over the living room and kitchen area. Would that make it accessible to sister in to the rafters?
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Old 11-21-2017, 01:46 PM   #19
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Re: Advice on changing roof shape for resale value


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Originally Posted by sdrocker View Post
Thanks I checked and all the images uploaded to my previous posts. What you are seeing are the remnants of the old patio overhang. I told the person who removed it to not expose the roof for now so he left the corner section and used a sawz-all in some areas. I could have told him to leave more so there is another 1ft wide section covering the rear kitchen door. Now I wish I had done that in case I am going to keep this and add another post.


I'm afraid it will be a really epensive job because of the rafters. However the rafters can be accessed from the garage for maybe a quarter of the entire section, the rest is above the kitchen. The attic however goes all the way to the back wall and I remember being able to crawl over the living room and kitchen area. Would that make it accessible to sister in to the rafters?
So get up in the attic and try to get to that area and stop where you think you could nail new to old rafters and mark that. then measure from there back to the peak, that will help you figure out how long your new tails have to be.
So you would install them from the outside with a few nails and screws and nail and screw the top ends.
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Old 11-21-2017, 02:12 PM   #20
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Re: Advice on changing roof shape for resale value


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Originally Posted by Nealtw View Post
So get up in the attic and try to get to that area and stop where you think you could nail new to old rafters and mark that. then measure from there back to the peak, that will help you figure out how long your new tails have to be.
So you would install them from the outside with a few nails and screws and nail and screw the top ends.

Thanks, one roofing guy who is licensed said he could do it for $600 based on pictures.. another said it could cost $2400 labor plus $400 materials because of needing to tear through the plywood or drywall ceiling to sissy-in to the rafters without knowing what my attic space is like.

I think the attic can be accessed to sissy-in.

Here is a picture of another house with my type of layout that sold recently. It seems they didn't have much overhang for their garage door or kitchen door so I don't think the rain is a big issue? I think the previous owners with my place just wanted a huge overhang that covered nearly the entire yard when it was all up.
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Old 11-21-2017, 02:18 PM   #21
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Re: Advice on changing roof shape for resale value


Also, maybe I could add something really lightweight like a sunroof after the original roof shape is restored if for some reason I find the back garage door and kitchen door need more coverage?

What I like is the amount of light getting in to the kitchen now through the door and window now that the overhang is mostly gone. If I widened the existing overhang just a little so it covers the kitchen door more, it will block some of that natural light.

Here's a photo of what the house behind me added. They are actually selling their house but I could add some small section of this over the kitchen door/window and maybe garage door if I find the rain to be an issue..

As for the rest of the patio I was going to put a portable gazebo or patio furniture like tables and chairs with an umbrella. We don't get a whole lot of rain in San Diego and if it's raining I'm not sure I really need to be outside under a patio necessarily although drizzly conditions could maybe make for a romantic setting some day if its not too cold out.
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Old 11-21-2017, 02:33 PM   #22
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Re: Advice on changing roof shape for resale value


Can't see what they did with the downspout for the roof over the kitchen.
Dealing with that might be hokey but the rest is pretty straight forward.
It is pretty labour intensive and a little material so it is hard to knock the prices.
But there should be no need to to disturb to much of the roof and ceiling.

I mentioned before, a patch on that stucco will look like a patch on the stucco. Just change the upper part to siding.
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Old 11-21-2017, 02:45 PM   #23
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Re: Advice on changing roof shape for resale value


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Originally Posted by Nealtw View Post
Can't see what they did with the downspout for the roof over the kitchen.
Dealing with that might be hokey but the rest is pretty straight forward.
It is pretty labour intensive and a little material so it is hard to knock the prices.
But there should be no need to to disturb to much of the roof and ceiling.

I mentioned before, a patch on that stucco will look like a patch on the stucco. Just change the upper part to siding.

Thanks, here is another photo I found of that house which has the original roof shape like a lot of the homes in my neighborhood. I wonder if the original would look better than my funny patio overhang remnants with two posts. One thing I could do is maybe put a lattice trim towards the top for decoration or hang a bunch of plants for decoration after I would paint it and add new flashing, etc..


By changing to siding you mean the entire triangle portion to siding and leave the bottom rectangular part as the current stucco? that might be costly as well?

I don't see why it should cost $2400 plus materials to fix the roof shape back as long as the rafter can be accessed from the attic without tearing up the ceiling.
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Old 11-21-2017, 02:48 PM   #24
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Re: Advice on changing roof shape for resale value


I have had that corrugated fiberglass roof, the weather wares the top surface and then it gets dirty so it needs changing, now you you can get vinyl but it gets brittle. A friend had his done in glass another has acrylic, they both do good but need cleaning
The last owners just spent the money on a poor design. For the same money it could have been really nice.
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Old 11-21-2017, 02:57 PM   #25
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Re: Advice on changing roof shape for resale value


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I have had that corrugated fiberglass roof, the weather wares the top surface and then it gets dirty so it needs changing, now you you can get vinyl but it gets brittle. A friend had his done in glass another has acrylic, they both do good but need cleaning
The last owners just spent the money on a poor design. For the same money it could have been really nice.
Thanks those are good points for me to consider. It's so terrible the previous owners probably spend a lot of money on a very large patio overhang. I wanted it off mainly because drywood termites kept attacking it and I didnt want to attract them and have them get into the house. The nice thing now is there is so much more natural light inside the house but the downside is on top of the waste of money from the previous owner, it's going to cost money for the roof modiciation and stucco repair.

I'm hoping the roof shape can be fixed without a whole lot of money spent.

I don't mind the clear plastic/vinyl sunroof type overhangs because those seem easy enough I can replace them myself or clean them when needed.
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Old 11-21-2017, 03:01 PM   #26
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Re: Advice on changing roof shape for resale value


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Originally Posted by sdrocker View Post
Thanks, here is another photo I found of that house which has the original roof shape like a lot of the homes in my neighborhood. I wonder if the original would look better than my funny patio overhang remnants with two posts. One thing I could do is maybe put a lattice trim towards the top for decoration or hang a bunch of plants for decoration after I would paint it and add new flashing, etc..


By changing to siding you mean the entire triangle portion to siding and leave the bottom rectangular part as the current stucco? that might be costly as well?

I don't see why it should cost $2400 plus materials to fix the roof shape back as long as the rafter can be accessed from the attic without tearing up the ceiling.
So the green house gutter, I have never seen that before, but it is cute.
Instead of cutting the rafter tails plumb they left the end square so the gutter can run down that slope and around all on the same plane.
You can check what is left on your garage to see if it is the same.

As far as the cost of labour just run thru the work list.
Remember now a contractor, well a good one has much more expense than just sending a crew out to do the work.
This job if I were to guess would up to 3 days for 2 men. which would be 48 hrs. I think today anywhere up to $100 per hour may not be unreasonable. Depending on the quality of work too.
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Old 11-21-2017, 03:06 PM   #27
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Re: Advice on changing roof shape for resale value


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Originally Posted by Nealtw View Post
So the green house gutter, I have never seen that before, but it is cute.
Instead of cutting the rafter tails plumb they left the end square so the gutter can run down that slope and around all on the same plane.
You can check what is left on your garage to see if it is the same.

As far as the cost of labour just run thru the work list.
Remember now a contractor, well a good one has much more expense than just sending a crew out to do the work.
This job if I were to guess would up to 3 days for 2 men. which would be 48 hrs. I think today anywhere up to $100 per hour may not be unreasonable. Depending on the quality of work too.
Thanks, it's hard to believe in can cost so much to fix a small section of roof like that. I wonder if it would be hard for me to do it myself.

I could possibly also spend maybe $150-$200 for paint, trim wood, flashing, etc and a whole bunch of plants and maybe make what I have look somewhat better.
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Old 11-21-2017, 03:09 PM   #28
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Re: Advice on changing roof shape for resale value


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Originally Posted by Nealtw View Post
So the green house gutter, I have never seen that before, but it is cute.
Instead of cutting the rafter tails plumb they left the end square so the gutter can run down that slope and around all on the same plane.
You can check what is left on your garage to see if it is the same.

As far as the cost of labour just run thru the work list.
Remember now a contractor, well a good one has much more expense than just sending a crew out to do the work.
This job if I were to guess would up to 3 days for 2 men. which would be 48 hrs. I think today anywhere up to $100 per hour may not be unreasonable. Depending on the quality of work too.

It's hard to tell from the photo but It seems the rafter tails on mine also run down the same slope for the gutter section over the garage on mine. The green house and mine are very popular layouts for the houses in my neighborhood.
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Old 11-21-2017, 03:15 PM   #29
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Re: Advice on changing roof shape for resale value


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Originally Posted by sdrocker View Post
It's hard to tell from the photo but It seems the rafter tails on mine also run down the same slope for the gutter section over the garage on mine. The green house and mine are very popular layouts for the houses in my neighborhood.
The angle in question is left of your arrow where the rafter meets the fascia, the green house has left those ends square instead of matching the angle where they come out of the wall.
That would be an easy change to make the gutter system work.
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Old 11-21-2017, 03:37 PM   #30
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Re: Advice on changing roof shape for resale value


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The angle in question is left of your arrow where the rafter meets the fascia, the green house has left those ends square instead of matching the angle where they come out of the wall.
That would be an easy change to make the gutter system work.
Thanks, yea that is what I was trying to say is hard to see from my picture with angles showing up in the view but my rafter ends are not vertical, they are perpendicular to the plywood that goes on top of it. I believe my gutter system was probably the same as the green house until the patio overhang was put in.

Here is another photo
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