New Roof Estimates

We recently had a leak and asked two roofers to come take a look. They both agreed that the whole roof should be replaced and also that one skylight should be replaced. Both roofing companies came highly recommended via Brownstoners. The estimates were very different on two aspects and I just wanted to solicit some opinions on that:   Roofer A: Roof: $6500 Skylight: $300 Guarantee: 20 Years   Roofer B: Roof: $6000 Skylight: $1500 Guarantee: 10 Years   My big questions is on the difference in the length of the warranty…why the huge gap and does it make a difference? And the skylight? Anyone have experience with replacing one of those? It’s sort of a small one…why is one $1200 more?

ProspectWitch

in Roofers 12 years and 4 months ago

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anonymous | 12 years and 4 months ago

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Enahncedrr financial Roofing is an expert “service business” that focuses in the business of commercial roofing and waterproofing on living used by facilities.

mylrob | 12 years and 4 months ago

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First of all, to receive a 20 year NO-Dollar Limit warranty from the manufacturer you have to replace the whole system (in most cases). This means removing the existing sytem to the deck. 99% of the times this will require utilizing an abatement contractor to remove the asbestos containing material in the roof system (this is typically included in roofers price). From what I can tell your quotes do not include that. Secondly, it is possible to get a 20 year warranty with a recovery roof (installation of a 1/2″ board and the new roof system on top) but with conditions. I have replaced several skylights and, let me tell you, the cost of replacing even the smallest one will exceed the $300\. This proce should also include properly flashing the new curb and tieing in with the new roof system. You should also seek the 5 year contractors warranty, as they tend to offer only 1- 3- year ones. If you dont mind I would like to see this roof and give you a reasonable price. Obviously you want it done right and the more research you do the better. Please call me fora  fair opinion and estimate 917.502.5704 Robert.

jeanmarine2 | 12 years and 4 months ago

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Your quotes overall are $700 apart which I view as pretty similar, so you know the roof work is probably a $6K job give or take (although I got only one $6K quote for laying down a new roof over the old one about 5 years ago, and the rest were $3500-$4000, so that makes me wonder if prices have gone up that much in 5 years).  We also got a new skylight and while I had forgetten how much it was, I just checked and it cost $650; other quotes for a skylight were $1000 and $700 ($400 for the skylight, $350 for caulking).  So either one of the roofers is throwing the skylight in for less OR they aren’t doing a full swap-out.   As for our skylight, some roofers said we absolutely needed a new one, others said we didn’t, and once installed, at least 2-3 contractors/roofers told us that the skylight was too low/too close to the roof and we probably would end up with water problems.  Well, that was 5 years ago and we have had roof problems but not skylight problems.  As for the warranty, I think ours was 15-20 years which seemed standard, 10 seems a little low but I agree, go with the company more likely to even be there in 10 years. We have had plenty of problems and the company we used has honored its warranty, and the workers get tips, which I think isn’t unusual.

dereklawler | 12 years and 4 months ago

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brucef | 12 years and 4 months ago

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If the skylight in question is the ventilating stairwell unit in a legal multi (3 or more family), than there are various requirements which must be met, wired glass, no pane larger than, etc. This drives the skylight fabrication cost up to the 1200.00 range before install. that you do ro do not need this could explain the difference in quotes.

Erstwhile | 12 years and 4 months ago

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What are the other materials they are using for the job? What are the flashing details? Just the number gives you no baseline for comparison.

pristine | 12 years and 4 months ago

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Sounds like you are going get new layer of roof over the existing roof.10 years of warranty is reasonable.Installing a new skylight can not be $300.00 may be only repair.

Putnamdenizen | 12 years and 4 months ago

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These are actually really close, and thus reassuring.  They are going to do a complete rip-down for this price?  Nice.

jcarch | 12 years and 4 months ago

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Question both roofers on what’s involved with the skylight work.  It may be that one is just dropping a new unit onto the existing skylight curb, but the other is doing new flashing/reframing the curb.  Also, if you didn’t give them a spec for the skylight itself, find out what skylight they’ll be using. For the warantee, ask roofer B what the cost would be to install a roof w/ a 20 year warantee. jcarch ———————— James Cleary Architecture

http://brownstoner.staging.wpengine.com/jamescleary

dylan621 | 12 years and 4 months ago

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The warranty is only good for as long as the roofer stays in business so I would go with whichever roofer seems the most trustworthy and stable.  Not to mention a roofer can always come up with some excuse to not honor the warranty like the leak is coming from the building next door or its a masonry problem not a roof problem – so I would go with the individual that strikes you as the most genuine.  If they seem like they’re just trying to get through your job to get to the next one, go with someone else.  As one roofer who is highly recommended on this forum told me after he refused to come back to try to fix a leak I had already paid him $2k to fix, time is money.