[stack316]

Roof replacement contract + Roof Replacement Pics

Hi, In Mass, 15 yr old raised ranch, shingles have been blowing off during the last 2 wind storms, no felt under shingles, can see the plywood., other areas are curling at the edge.


let me know your thoughts on the following contract items for a full roof replacement

roof size 16
architectual OC trudefinition Duration series with surenail
tarp roof to ground
remove 1 layer of shingles
replace bad sheathing 1 free
15 lb felt
starter course at all roof edges
metal edging on gable ends
replace all pipe collars heavy duty alluminium 1 pipe 4"
ice and water shield 6'up from edge, 18" on gables
premium ridge vent 46 ft
clean up magnet including return if snow on ground
matching hip and ridge shingles on peak


your thoughts would be greatly appreciate
anything i am missing.

have until Monday to cancel

thank you
Greg

 

[joecaption]

Have then install drip cap on all outside edges not just the gable ends.
That's were it's most likly to rot.
If your having that much trouble with them blowing off then I would have it in writing that there to be installed according to the manufactures directions for a high wind area. Most would call for 6 nails not just 4 and an extra nail on the high side on the rakes.

 

[747]

Have then install drip cap on all outside edges not just the gable ends.

I noticed this was missing to from contract. I like at least 6 nails also per shingle do to your wind problem. Everything else looks ok. He also should have put in contract exact price to replace any sheathing. Example 50 dollars installed 1/2 inch cdx.

Ps. I'm going to guess around 8,000-9,000 for this job. Not that its any of my business.

 

[joecaption]

Better check your local building dept. to see if you need a permit and inspections. MA can be a real pain for things like this.

 

[stack316]

Thank you for responses. Left some stuff out.....

No specifics on nail count, but does have 'all roofing materials guaranteed as specified by manufacturer'

There is a spot that reads they will obtain any and all permits

96 additional for sheathing


Hoping for some unusual sunny warmer days as the install will be the week of Feb. Should be 1 day

6,500

 

[joecaption]

Unless it's in writing it does not count.
The manufactuer will only require 4 nails it's up to your to have them change it before work begins.
Might take them a whole 15 min extra time and couple coils of nails extra so do not let them bend you over on this.

 

[jagans]

You need the following:

A statement about the contractor keeping the house in a water-tight condition during construction, and that he is responsible for any damage that ensues as a result of not doing so.

A statement that the roof will be installed in accordance with the manufacturers latest installation instructions for the highest wind rating achievable with the selected shingle, and in accordance with the manufacturers requirements for warranty.

Ice dams must be installed at valleys also, if applicable.

Feft should be ASTM D226 type 1

Nails must be of domestic manufacture.

What about fascia cladding, drip edge, gutters and downspouts?

Replacement sheathing should be at unit price per square foot with minimum replacement size of 4 x 4 ft. and spanning a minimum of three supports.

 

[kevinb70]

Too lazy to go down and check an opened GAF timberline single pack to see if instructions are in there with wind nailing. But here's tamko's

Roof Warranty offered? Or is this a fly by night gone tomorrow operation? Are the roofers going to do anything to screw you out of the manufacturer's full start warranty?

In the house I bought (which passed roof inspection by a roof inspector I specifically got - he so failed me) had ALL the shingles nailed wrong.... it was like the 'roofer' was intentionally nailing every shingle above the nail line so my shingles are attached with 4 nails above centerline, and not 8 (the nails on centerline on the shingle row above SHOULD have pierced the top of the row of the shingles below).... so now I have "shingle avalanches" where groups of shingles had slid down.... SINCE the shingles were ALL attached wrong the full start warranty was VOID. Pity.... roof was 4 years old when I bought it, now 7 years old and I'll be reroofing this year. I've patched it up with new shingles for now in the trouble areas, and been renailing and cementing for the time being...

Thought I would piggyback off this post... isn't 15lb felt just sooo bare minimum? What do you roofers thing of grace triflex w/plastic cap nails... over felt?

 

[747]

Thank you for responses. Left some stuff out.....

No specifics on nail count, but does have 'all roofing materials guaranteed as specified by manufacturer'

There is a spot that reads they will obtain any and all permits

96 additional for sheathing


Hoping for some unusual sunny warmer days as the install will be the week of Feb. Should be 1 day

6,500

Great price.:thumbsup:

 

[stack316]

The co is a preferred. OC Contractor with a 10 year limited warranty.
What do you expect the cost increase will be if requested to use 30 felt.
And.
Cost to use 6 nails which is required for the 135 mph wind protection and 4 nails is min installation per OC website

Thank you

 

[747]

The co is a preferred. OC Contractor with a 10 year limited warranty.
What do you expect the cost increase will be if requested to use 30 felt.
And.
Cost to use 6 nails which is required for the 135 mph wind protection and 4 nails is min installation per OC website

Thank you

Minimal. I was going to mention 30 pound instead of 15 also.

 

[stack316]

Decided to change the contract and upgrade to Owens Corning Deck Defense High Performance Roof Underlayment
$200 increase.

 

[ParagonEx]

The new durations only require 4 nails for 130mph wind warranty.

For a quick job like that, there's no benefit to any type of upgraded felt. Whole roof should be tore off and shingled in about half a day and at most, full day.

 

[stack316]

Thanks, reread the manual and the Duration are 4 nail, read the footnote incorrectly...thought they were six for the 130mph protection like some of the other OC shingles.


So here I am, tomorrow getting my roof replaced and on Sat/Sun potential 3-8 inches of snow....hoping the wind won't be bad with the storm, and the shingles work...glad i am getting the OC Deck Defense High Performance Roof Underlayment.

Last winter was super mild, very little snow, this year another story....that is my life (what is it Murphy's Law)

 

[stack316]

the fun has begun....missed out on getting the decking

 

[stack316]

the mess

 

[stack316]

3-4 hours later

 

[stack316]

anyone have any thoughts on the pictures

the prior shingles wear?

the underlayment and drip edge installation

the new roof

(besides it not sealing, due to the winter weather)

thank you

 

[jwith]

anyone have any thoughts on the pictures

the prior shingles wear?

the underlayment and drip edge installation

the new roof

(besides it not sealing, due to the winter weather)

thank you

Thanks for the post Stack. I too have been having shingles blow off in the latest wind storms and I don't like climbing icy two story roof to replace shingles in February. My house is 25 years old, which unfortunately the shingles probably would have lasted longer if they were installed correctly. I plan to be much more particular with the new roof. My existing roof has no ice and water shield, no tar paper, no drip edge on the gable ends, two rows were installed lined up with each other... and the list goes on. Its absolutely amazing the shingles have done so well and from what I can see in the attic and under the shingles the decking is in very good condition.

I am having a similar roof done this spring in NH. Any post experience remarks? Anything in the short term you liked or would have done differently? How did you contract work out?

I was thinking about adding a clause in my contract regarding payment and final inspection form independent roof inspector or MFG factory inspector.

 

[jagans]

You should never use No 30 felt under shingles. It buckles and transmits through the shingles.