07-14-2010 09:09 AM
I'm looking at a disclosure packet for a place that purports to be a down to the studs remodel and it indicates that the seller spent $7500 to replace the roof. The sq footage of the top flat is about 1400-1600 sq feet to give you and idea of the size. They did not replace the old wood. There is a 5 year warranty. The cost of the replacement roof and the warranty period both sound awfully low to me. Any thoughts would be much appreciated.
07-14-2010 11:01 AM
You didn't mention the roof materials. I replaced a roof about 7 years ago and there are huge differences in cost of materials. Some roofers offer an installation warranty and the material warranty will vary from product to product. Unfortunately most material warranties are voided by improper installation.
We spent about that 7 years ago for tear off of the existing wood shake and putting a 25 year comp shingle on the roof that covered approximately 1500 of floor space on a pitched roof and garage.
07-14-2010 05:30 PM - edited 07-14-2010 05:31 PM
I agree with Nanomug that more details need to be provided. What did the owner mean by "re-roofing"? This could involve changing the shingles/tiles, replacing the roof sheathing, replacing rotten rafters, increasing the roof pitch, and changing the roof deck.
Make the owner provide a WRITTEN confirmation of what was done. Ask for warranty statements from the roofer. See if the warranty can be transferred.
In the Bay Area, too many owners do Mickey Mouse renovation jobs with Ikea (or lower) quality.
07-14-2010 10:00 PM - edited 07-14-2010 10:01 PM
Assuming that it's a composition roof, the number sounds about right.
I recently had a house reroofed (composition), 1500 sqft - but on 2 levels, and it cost $5500 including new gutters.
1500 sqft single level could be $7500 then.
Unless there's dry rot or other damage, there is no need to replace wood. Wood can last 100 years easily. The older, the harder it gets.
And if there's a 5 year warranty, just make sure it's transferrable.
07-15-2010 07:17 AM
5 year warranty??? Guess what, if your roofer is a licensed contractor that in itself gives you 11 years to go after this guy for faulty work. The material itself will have it's own warranty, check that out. Most roofs are guaranteed for material at a minimum of 25 years and again their work is automatically guaranteed by way of their state license (california general contractor law, both of my sons are contractors) is 11 years.
Down to the studs? Get all the bills and paperwork. Down to the studs requires permits, check the county. Never believe the listing information. that's coming from the realtor and they'll say anything to get a commission. Notice I didn't use the word "earn" when talking about commission? Seldom do realtors earn their commission. The jury is still out on your realtor....MAKE them earn it.
Now a bit of bad news. If your roofer is not licensed, it's not guaranteed and you have no one to go after. If this roofer is licensed, it had to be permitted too. All roofs need permits, new or re-do's, doesn't matter....again...check with the county building department, all permits are public records.
07-15-2010 09:51 AM
We re-roofed our home (2 - story) so probably less sq footage than what you're saying for around $6k for composition shingle. There's a 5 year leak warranty from the licensed contractor, but the shingles had a 30 year warranty.