Full Roof w/ Skylights and Hatch?

Yes, cate, they’re generally very well reviewed on several sites, and our contractor has worked with them before and was impressed with their attention to detail. I’ll supply first hand input after the fact. Hope to have it all done by end of next week, weather permitting.

Guest User | 6 years and 4 months ago

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Guest User | 6 years and 5 months ago

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In the process of collecting estimates for a complete roof rip and new install on standard brownstone, replacing two skylights and a new heavy duty roof hatch in process.

Have received one estimate for $17K w/ 10 year warranty. Getting two more start of the week.

Wanted to take the forum’s temp on this – does $17K seem reasonable or excessive?

krobertson

in General Discussion 6 years and 5 months ago

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Contractors base their estimate on the sqft of your roof. The type and size of your replacement skylights and roof hatch can dramatically vary your cost as well. The accessibility of your building (e.g. parking availability / driveway / dumpster space) factors in as well. A few years back I got quotes of between $6 and $11 dollars per sqft for a total roof rip and replace. Also most “Warranty” are nearly useless. If you get a leak down the road, they might come back out 2 maybe 3 times to try to find it before they start to ignore you or drag their feet immensely, all the while your roof keeps on leaking causing water damage.

Guest User | 6 years and 5 months ago

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Got it. It’s a 900 sq ft roof, and we’re going with standard skylights and an upgraded Bilco hatch. Seems to work out to about ~$19 per square ft. I guess we’ll find out more when we get the other estimates.

helen40

in General Discussion 6 years and 5 months ago

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We just received an $16500 estimate for a rip and new roof for an approximately 900 sq ft roof. This includes replacing any damaged base layer with new plywood, installation of new base layer and 60 mil thick rubber roof. No new skylights or hatches, but existing will be wrapped to accommodate new roof install.

Guest User | 6 years and 5 months ago

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That’s very reassuring. Thanks for sharing.

NeoGrec | 6 years and 5 months ago

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We are about to redo our roof before installing solar. No major issues — just a couple of minor leaks, plus our skylights need replacing after 20 years. So $10,700 is the proposal from Premier Roofing on Atlantic Ave. Includes 4 new skylights (two fixed; two opening). But no new hatch needed.

Guest User | 6 years and 5 months ago

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Premier is one of the other two I’m hoping to get an estimate from. We’re doing solar too and Brooklyn Solar Works told us they prefer working with Premier. That’s a very reasonable number (depending on your sq ft).

WRPListings | 6 years and 4 months ago

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A bit off topic, but I have a question for NeoGrec….for the opening skylights, are you at all concerned about security? We really need some additional ventilation on our top floor, so I’m considering those as well, but our contractor asked about security issues.

NeoGrec | 6 years and 4 months ago

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Honestly, I’ve never thought about it. We’ve had the opening skylights for 20 years w/o any issues. I don’t leave them open overnight and there are screens in place — a very mild deterrent I appreciate. All in all, there are likely less hazardous ways to break into a townhouse than via the skylights.

deancollins | 6 years and 4 months ago

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Premier or any of the other companies metioned here are pretty good, make sure to try and book early in the season…..

My only suggestion if you are going to do a new roof/rip etc is to install some external insulation.

We did it here at 135 Henry St and made such a huge difference. hardly ever have to use ac in summer anymore (maybe 5 days an entire season).

I cant remember the brand name of what we used but its soemthing like this https://raycore.com/insulated-roof-panels-wall-panels/?

They then put new plywood on top and then the new membrane over that.

greenworks | 6 years and 4 months ago

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We did solar/reroof with Brooklyn Solar and Premier a couple of years ago — Premier was a bit more expensive but their reputation and the fact that they worked with Brooklyn Solar so well sold us. Except for some minor grumbling by the workers when I asked them to clean up the mess they left on our deck, we have had nothing but great service from Premier since — we had a couple of issues later and unrelated to their reroofing and they’ve been nothing but awesome. Responsive and really stand behind their work.

NeoGrec | 6 years and 4 months ago

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Interested in your insulation experience, deancollins. When I brought this up with Premier for our upcoming roof work, they were very adamant about insulating internally (drilling holes in ceiling and blowing in insulation). The owner said doing it externally would increase the price by up to three-fold.

NeoGrec | 6 years and 4 months ago

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Dean, Who did your roof? Thanks.

Guest User | 6 years and 4 months ago

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Finally got the estimate from Premier for a full rip, NO insulation, 2 skylights, Bilco hatch, 10 yr warranty: they are asking $32,900. I’m a little taken aback by that number. First roofer was offering the same thing, but with 1″ of insulation at $17K. Wow. What could possibly account for nearly doubling the price?

NeoGrec | 6 years and 4 months ago

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It must be the difference between just adding a new membrane over the existing roof and a full rip (see my post above in response to Dean). But ask Fred. He will spell it out for you.

Guest User | 6 years and 4 months ago

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NeoGrec – both quotes are for full rip – “down to the wood”. We aren’t considering a new membrane over the existing roof. Fred seems like a really nice, professional guy, but I’d be lying if I said I wasn’t staggered by that number.

NeoGrec | 6 years and 4 months ago

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Sorry, I was comparing your $33k estimate with my $11k estimate. But, absolutely, the difference between $17k and $33k is huge! If the roofers who gave you the lower quote has good testimonials, go with them. I would just be absolutely sure they will work well with BSW.

Guest User | 6 years and 4 months ago

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Another roofer (Royal) came back with $32.4 so it doesn’t seem that Premier is out of their minds, but there’s still some sticker shock involved and I’m at a loss for the discrepancy between the first roofer. The roofer who came in $17K is very highly rated on Angie’s List with lots of glowing recommendations, but as you said, I need to be sure they’ll work well with BSW. As always, this forum has been a great resource in bouncing ideas off of folks. Thanks to all.

Guest User | 6 years and 4 months ago

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Wanted to circle back around on this. We ended up going with Royal Renovators, Inc. They had availability within our time frame, can get the job done in one day, offer a 20 year workmanship/labor warranty, are willing to work with our solar installer (and have experience with them), and came down considerably on their cost during negotiations. I’ll report back here after the job is done.