Roof Replacement
I was told that I need to have my entire roof stripped and replaced. The scope of work requires all three layers to be removed, new decking, new hatch, new roof and one domed sky light. I was quoted a price of $15,000 for a roof that is 18×60. This price seems very expensive. Am…
I was told that I need to have my entire roof stripped and replaced. The scope of work requires all three layers to be removed, new decking, new hatch, new roof and one domed sky light. I was quoted a price of $15,000 for a roof that is 18×60. This price seems very expensive. Am I being taken for a ride? How much should this job cost? I decided to seek a second opinion and plan to have various contractors inspect and bid on the job. Does anyone out there have any experience with Gus at Gus Home Improvement?
Any information would be deeply appreciated.
PEARL CONTRACTING INC,
We will be more than happy to give you the free estimate for the entire job.
We have excellant refrences available for your satisfaction. email: pearlroofing@optonline.net 1877.77pearl
I was told that aluminum coating will last 5 – 7 years is true?
That’s right. Torch on is illegal on residential (wood deck roofs).
It’s also a much cheaper product and initialy costs much less. But you must coat the roof with aluminum coating every year for 10 years to maintain the guarantee. When you factor in the anual cost of about $300.00 to coat the roof, you wind up paying much more in the long run.
Also a knowlegable roofer would know that you NEVER coat a torch on roof the same day of the application. You must allow Torch on roofs to “cure” for at least 45 to 90 days, before you apply the coating. This will allow the preservitives in the membrane to disapate into the atmosphere.
If you coat the roof the same day (like Donald Morgan did) you wind up trapping the peservitives under the coating. Then when the preservitives rise as they reach for the sun, they get trapped.
This causes the roofing material to prematurely deteriorate.
Using a Torch is illegal in New York City.
Also and most important Torch On roofing material is much cheaper and by far an inferior roofing product. When compared to Granuleated Rubber that’s put down with an adhesive.
You can try the guy who worked on my roof. His name is Donald Morgan. He replaced my roof and built me a new hatch.
http://renovatingonthecheap.blogspot.com/2006/10/roof-101.html
Okay. I had the work done for the $15k. The roof is actually 20×70 and the work included (1) the removal of all layers (8 layers!), (2) replacement of all decking with 5/8″ plywood, (3) base sheet installation, (4) APP 160 Firestone Cool Rubber installation, (5) fabric, cant strip, base flashing and copper counter flashing along the side walls, skylights and tower vents, (6) new hatch cover, (7) a new dome skylight, (8) entire roof painted with Al Roof Coating, (9) new gutter installation, (10) reroofing of roof over small extension, (11) garbage removal, (12) waterproofing of A/C ductwork after equipment installation next week, and (13) a 10 year warranty.
I must say that Gus and his crew were very professional, efficient and clean. It took them three whole days from start to finish and the roof looks fabulous. Why did I go with the complete overhaul? Well the townshouse sat empty for 6 years and suffered serious neglect over this time period. The roof was in bad shape. As a result, the ceiling on the top floor had considerable water damage – the entire ceiling (every room) needs to be replaced. My GC and I concluded that given the horrible condition of the roof and underlying decking, it was best to start over from scratch. Yes, it’s expensive but I can’t put a price tag on the “peace of mind” of knowing that I have a brand new roof that should prevent any more water damage to my home. In addition, if I’m going to put heavy a/c equipment on the roof, I’d rather err on the side of caution. Thanks for all of the great feedback!
15k is a fair estimate given the prior 3 layers are to be pulled up. This alone will require 1-2 dumpsters (750. a piece) and labor (3-4 guys over 1-2 days (another 800-1000.00). So, 2500.00 is spent before the new roof even goes down, and I have factored profit and overhead for the company owner. Skylights, flashing, copper (anything) are also expensive. Assuming the owner has a profit margin of 20% or (3000.00), 9000.00 remains to purchase all material and labor. Doesn’t seem bad at all, again assuming a quality job warrantied for 10-20 years..for anyone looking to cut the profit, your also cutting your warranty.
Anonymous 7:36, what your problem? I am not Nick Kotzamitis. I am a satisfied customer who has somethhing positve to say about Nick and his crew. They did a fantastic job on my roof. Why dont you stop hiding behind your anonymous handle and leave a name and email. I’ll send you pictures of their work.
Nick Kotzamitis is at it again, now leaving commetns as anonymous and Charles. Pathetic