New roof

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I'm trying to put together a budget for a new a/c and roof for my house.
The house: 1700 sq ft, Central texas, 1 story, regular shingle pitched roof. Currently two layers of shingles. With the patio the roof's sq ft is probably about 2000 sq ft.
So far I have $4500 put away for the a/c. The goal for the a/c is $5000 which I *think* is more than enough.
How much should I put away for the roof? I'm guessing $2000 (or more) due to the fact the old roof will have to be removed. Nothing special re: the new roof. Middle of the line shingles. I plan to sell the house in about 15 years when we'd like to cash out and move to a smaller town. Is $2k enough?
Thanks,
olddog
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olddog wrote:

First you really need to get several estimates from local folks. Second those same folks may all be over on the coast fixing Ikes's damage so you may want to wait a while - like until next spring?
Lou
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I probably won't need the roof for at least 2 years. I'm only trying to get an idea of the cost.
Thanks
olddog
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Instead of "thinking" that you have the numbers right, and instead of asking folks from all over the world about a roof in central Texas, why not ask 3 HVAC contractors and 3 roofing contractors in your specific area what your options are and how much they will cost?
Estimates are free and you'll have more accurate numbers than "I think it's more than enough". There's far too many variables in both of these jobs to get decent estimates from the likes of us.
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wrote:

Instead of "thinking" that you have the numbers right, and instead of asking folks from all over the world about a roof in central Texas, why not ask 3 HVAC contractors and 3 roofing contractors in your specific area what your options are and how much they will cost?
Estimates are free and you'll have more accurate numbers than "I think it's more than enough". There's far too many variables in both of these jobs to get decent estimates from the likes of us.
============================================== I hear ya. It's just a budget. There are a lot of Austin people here that should be able to give me an idea. As far as the a/c cost goes I did get an est of 5K to 7K which after listening here I figured is too high so I'm budgeting 5k.
I don't want to get est until I'm ready to actually do the roof. I don't like wasting peoples time.
olddog
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clipped

Call a roofer, tell him you are trying to plan the reroof that is x years in the future and ask for a ballpark number. If that doesn't sound reasonable, the just get an estimate that includes tearing off the old roof, clean-up and disposal.
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Your guess is too low. The cost of shingles went up at least 30-50% this summer along with the spike in oil. If oil is $50 / bbl in 2 years, shingles will be cheaper, but I wouldn't count on it. Your estimate is really close to the cost of materials.
JK
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wrote:

Your guess is too low. The cost of shingles went up at least 30-50% this summer along with the spike in oil. If oil is $50 / bbl in 2 years, shingles will be cheaper, but I wouldn't count on it. Your estimate is really close to the cost of materials.
JK
===================================================== Thanks...I doubt the price of oil is going back to $50. Total cost probably closer to 3k. So I've still go 3.5k to go.
olddog
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Yep, that is about the cost of removing the old roof and paying for the dump fees. Now you have to add in the cost of the new material and labor. If you plan to move in 15 years, get a 30 year shingle so it still looks decent when you sell.
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wrote in message

I agree re: 30 yr shingle. I might still be living here anyway. But if you think it's going to cost 2k to take the old roof off how much should I budget for the new roof? I'm guessing you think 3k won't cover it.
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On Thu 25 Sep 2008 09:16:07p, olddog told us...

I don't recall you mentioning the size of house and, obviously, that has to be factored into the overall cost for both removal and the new roof.
Back in 1994 we had an old roof removed and a new one installed on a 2500 sq. ft. ranch style home. The cost was ~$7000. The new shingles were rated for 30 years.
--
Wayne Boatwright

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"olddog" wrote

No, budget at least 5,000 for the roof and thats if there is no damaged under structure. I paid about that for a similar sized house (with quite a bit of the plywood having to be replaced) in 2001. The difference would be the damage to the plywood (caught mine just in time). If none, you may get away with that figure.
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Thanks.... The roof is in pretty good shape now. The house was built in 1982 and it has two layers of shingles so the last layer shouldn't be that old. I'm figuring the last layer is only 5 or 6 years old.... but I'm guessing. The only reason I noticed is it's not as new as our neighbors. I'm pretty sure there is no immediate need to replace it. My guess would be the plywood is okay. The only leak I noticed was through a skylight that I fixed immediately. There maybe some rotting there if water got through.
Really, compared to my last house, this roof in very good shape.
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Thanks everyone. Knowing it could run as high as 7k is very helpful. Should take me about 2 years to get that much scratch together. I had no idea! I've heard of people paying 2k for roofs but I guess those days are over.
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On Fri, 26 Sep 2008 05:52:45 GMT, in alt.home.repair, "retired53"

Well, five years ago I paid about $4,000 to reroof about 1,700 square ft. with 30-year architectural shingles, but that was just materials and disposal fees for the two-layer tearoff (advice: get the BIG dumpster!). My in-laws provided the labor for free, bless 'em all. If you were paying for a work crew, you could probably spend as much on labor as you did for materials....
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wrote:

thanks....i wonder how these guys on 'flip this house" are getting the job done for 2 to 4 thousand. connections?
olddog
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I really think you're looking at $5-6,000 for your tearoff/reroof job, minimum, and I think AC will cost you about $5,000, so you're looking to scratch together at least $10,000 for quality improvements.
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There were some "Fall" deals in a mailer for a Goodman a/c/heater units $3.2 - $4k installed. All my duct works looks like a recent upgrade.
I'm hoping in two years have $14k barring any unforseen problems but roof and a/c seem to be the major expenses.
olddog
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olddog wrote:

Ok, I've looked at some of the other answers, and the ones that say you are too low are probably right. I'm in Tulsa Oklahoma. When I started looking at an A/C several years ago I figured $5,000 to $10,000 and came out about right. I got 1 bid for just under $5,000, but it wasn't at all what I wanted. I wound up also replacing the duct work and it came to $10,000. The heating and A/C was about $7,000.
Then this year I got a roof. Once again the low bid was about $5,000 for a 1440 Square Foot house. But that wouldn't have included several options that I would have needed. The final was a bit over $7,000, but I did go for the high end roof. The reason I went for that was that my insurance company offers a significant discount for an impact resistant roof.
Anyway, don't figure the minimum it might cost. Figure the maximum. Then start planning. You can probably figure it will be closer to the high end than the low end.
Bill
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Man are you ever in for sticker shock. Good luck with all that.
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