complete roof tear-off / dormer addition

We’re about to close on on a property with a pitched, shingled roof.  The roof is in terrible shape and we knew the house was due for a new roof.  However, an engineer’s inspection revealed that when the house was built ( ca. 1925), it was built with wood shingles laid over a furring strips/ spaced sheathing.  While this was the correct technique, now that it’s time to put on a new roof, we have to tear everything off to the joists, install plywood roof decking, and then add shingles.  Has anyone faced a similar issue?  Can anyone weigh in about the costs involved? Our engineer said it would add substantially to the costs of a simple re-roofing. We also had ambitions to dormer part of our third floor (the attic level).  Currently it’s used as a bedroom and has radiator heat, electric and a full bath.  Provided the configuration is legal, what sort of costs would a dormer entail?  We hoped to make it about 16′ to 18′ wide, and the space wouldn’t require plumbing since there’s an existing bath. Thanks.

fhtudor

in Construction 12 years and 10 months ago

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concernedcitizen | 12 years and 10 months ago

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Have you considered slate? I recommend a conversation with Chris at shortslate.com. Very knowledgeable.

fhtudor | 12 years and 10 months ago

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Thanks, Brucef. How difficult is the DOB permitting?  Are you planning the add a sprinkler system to the space? I’m trying not to be unduly nosy, but can you give me a range of how the costs play out in relation to gained square footage?

brucef | 12 years and 10 months ago

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I am trying to picture if your joists currently run perpendicular to the slope or across it. We are currently awaiting DOB approval to perform similar work, and I can tell you that your architect will, in all probability require a structural engineer to spec the new joists framing the dormer opening. So there is architect, expediting, and engineer tabs. Replacing the wood sheathing and re-shingling is a substantial job, but I guess that it is a repair in place, rather than a DOB alteration. A dormer will significantly add to your useable space, so the considerable expense does increase the size of the pie, not just improve it.