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 13 years and 6 months ago

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concernedcitizen | 13 years and 6 months ago

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

fhtudor | 13 years and 6 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 | 13 years and 6 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.