I've not ever heard of roofing being priced, bid, or done by the
sheet. By the square (100 square feet) is normal. You may need
to replace several sheets of decking. I've never heard of
particle board of any type used on a roof. OSB (oriented strand
board) that is 7/16 thick is quite common.
You never said what size the house is, but 25 square would handle
many small subdivision houses. 7 are hurt? That's a third to
fourth of the roof, that is a bit beyond a patch.
Keep the whole world singing . . . .
When I had my roof replaced, I kept getting bids because
every salesman said my roof had one layer on it and was
between 30 and 34 squares. Not one of them walked the
I took the first bid some someon who walked the roof,
knew it was 26 squares, and it needed to be vented.
Bids ranged from $4,800 to $11,000. The guy who knew
what he was doing was the low bid - but I had figured
it should cost around $5,500.
Salesmen are not roofers.
Grin, we used the one who 'cost the least' and was a bar buddy, but the
reason why he cost the least was because we contracted several things with
him at the same time. Siding, garage door, etc. Package deal.
As an update, I've received and approved an estimate from a reputable
roofing company in my area for the repair of the roof.
What was found: The only damage is to the edges of the roof on the two
sides and the front. The damage only goes 3 feet in. The remainder of
the roof is very solid and in no need of repair or replacement. The
damage was caused by improperly installed flashing in these areas. The
flashing wasn't sealed to the shingles and allowed rain intrusion that
in turn rotted the wood on the edges.
What will be done: The plywood will be replaced 3 feet in from the
edge of both sides and the front. The flashing will be replaced and
sealed properly as well. The fascia will be replaced in these areas.
Where the metal porch overhang meets the wood house, they are
installing a foam barrier that is made for that application.
Total cost of job $2,000
5 year guarantee on all work.
I'm very happy with this.
Thank you all for your input and advice.
I'm happy you found a good company! Price seems lower than I would have
thought. Are they redoing all the tiles too? Or did you luck up and have
only 1 layer so they can add another this time?
How many layers is allowed varies by area due to weather differences. It's
2 max where I am. When I had mine redone, I already had 2 so had to have
the old removed then replaced.
The really bad one across and down a bit from me just got finished.
45,000$. Man is he sorry he didnt do it 7 years ago when it was just a few
plywood bits and no rafter damage. Another one near it is now having the
same job we had done. Gonna run him about 6,000$ but he has 2 gables and
stuff like that. Not as much wood needing replacement but some.
The roofer said that the shingles are in great shape and that the 3
layers of them can be reused with no problems. They will reattach them
after replacing the wood. Only two layers are allowed on new
installations now, but if reused, he'll be able to use all 3 layers
It's the slow season for roofing in Northern Florida right now, so
maybe that's reflected in the price.
The roofer said they will be in and out in one day. He says this is a
pretty small job for a roofer.
I'd be slightly worried at reusing any but with 3 layers, perhaps it is
possible to get 2 workbale ones left. He may have to spot piece some new
material there but if it's a close match, it may not be that obvious.
Good! Our job was bigger but done in time so we look great now. I shudder
at what some of the other houses on my block are paying due to delay.
Just an update on the repairs.
They did the job in one long day from 8am to 10pm, Wednesday.
The work was exceptionally well done and will resolve all the
The total final price was $1,700 USD.
I'm very, very happy with the work.
They ended up using brand new tiles around the 3 foot strip on the two
sides and front, but the manner they used to interweave them with the
old made a very nice looking pattern. I'm proud of them for doing such
a good job at such a reasonable price.
NO MORE LEAKS !!!!
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