Wildly different roofing estimates

I recently got 2 roofing estimates and they are wildly different. It’s for a detached townhouse in Brooklyn with a main pitched shingle roof, a smaller shingle roof over the front entrance and what used to be a porch, and a flat roof over a rear kitchen extension.

Roofer 1: “The whole thing badly needs to be replaced.” Tear off and replacement of all 3 roof sections. $15k plus plywood underlay replacement “as needed” at $4 per sf.

Roofer 2: “Main roof is in good shape but front and back need help.” Full tear off front, plus add a new membrane to rear with new flashing. $4200.

Extra bits – Both of these roofers are very highly reviewed around the internet. Roofer 1 missed the fact that under the shingles is shake rather than plywood, so full plywood underlay is probably an extra $5k (so $20k total). Roofer 2 said they would need to cut out some siding at the top to properly install flashing. Roofer 1 didn’t mention it. Roofer 2 said if I absolutely had to do something to the main roof he’d recommend adding a 3rd layer…

How can one roofer say a roof absolutely need s to be replaced ,and another says the roof is in good shape?He wouldn’t give me an estimate to replace it. Should I trust a roofer who didn’t notice there’s no plywood on the roof? Isn’t adding a 3rd layer of shingle illegal? How are you supposed to make a decision when the pros completely disagree?

ko.michele

in General Discussion 8 years and 1 month ago

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empathie00 | 8 years and 1 month ago

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We went through the same thing. 5 roofers, 5 completely different opinions and estimates. A couple said absolutely MUST do tear off or basically we’re in danger of whole roof collapsing b/c of the weight; 2 others said could just add new membrane, no big deal (one even said the additional old layers are protective); one said roof in pretty good shape and we could just re-seal around the skylights and be done with it. Costs were equally all over the place. My gut said the right thing would be to tear off, but we waited to make a decision.

Fast forward to March this year – we had AC installed with condenser on roof so AC guys had to cut 6×6 square in roof to bring in the lines. Roof had 7 layers on it and they were completely soaked all the way down to the decking. That made the decision for us. We’re in the midst of having it done now and as parts of the roof are torn off, it’s clear the decking is in very bad shape and I’m very glad we made this decision, tho it’s pricey. I know this doesnt really answer your question, but my thought would be — better to do it once the right way than half-a** it twice, right? 🙂 Good luck. Will be very interested to hear what others say as well.