The roof of our 2000 sq. ft. bungalow (straightforward gable, 4/12
slope, no skylights) needs to be redone.
We've asked 5 contractors to give us an estimate. 4 are in the same
ballpark (i.e. $9,000 CDN), one is asking for TWICE that amount. He
says that the roof "felt soft" when he walked on it, so he's added
4700 sq.ft. worth of 1/2" plywood (to put on top of the existing one)
to his estimate. No other roofer mentioned "softness", but they did
indicate that, should they discover rotten wood underneath the
shingles, they would then charge us for the replacement (at $2.00 per
Well, I don't like surprises. Nor do I want to replace wood that
could still be in good condition.
Is there a way that I can assess the condition of the wood under the
shingles WITHOUT removing them? What signs should I be looking for in
Also, is there a magic formula to calculate the size of a roof? None
of the roofers have quoted us the same size.
Any and all information relating to having one's roof redone is
Forget the double price guy.
Look from underneath in the attic, rott should be visible. Call the
other guys back to see if they can help to look, and give a better idea
on Sq ft. if any may be bad. If you see any it will be worse on top.
WOW! 9000.00 Canadian is more than 6700.00 American.
I had my roof done 2 years ago. Full tearoff and about the same size and slope
as yours. Just under 3000.00 and that included all cleanup, disposal, and
replacing 3- 4x8 sheets of plywood.
I'd get more quotes.
Forget the contractor who is planning, without it being necessary, to replace
or overlay all of your decking with new. He's selling unneeded work.
Do not expect the contractors who already came out to bid to come out again and
re-bid and answer more questions.
>Is there a way that I can assess the condition of the wood under the
Rot, or water damage.
How far apart are they? That's called bid padding. Get more bids and ask for
the roof's exact measurements, or measure it yourself.
I know plywood is about 3 times the cost as when I had my roof installed, but
the contractor used full sheets only to correct damaged areas (below chimney,
around a plumbing vent, and a spot where there was an existing roof patch) and
quoted me the price of each sheet (4' x 8') not "per sq. ft. replaced."
firstname.lastname@example.org (LD) wrote in message
I'd suggest a base bid for tear off & shingle based on a specific set
(#30 felt, 20 year shingles, edge flashing, for instance)
Add a unit price for deck replacement.
You would need to be available to walk the roof deck after tear off.
You can look at the underside of the deck, but that is not going to
provide a final answer.
On 28 Jul 2004 09:56:40 -0700, email@example.com (LD) wrote:
I don't have any experience with Canadian roofing, but in Texas we
have never had to replace an entire roofing deck in 11 years. If, by
chance, you have 3/8" decking, that always feels soft, but doesn't
mean that it should be replaced.
Normal procedure for us is to replace rotten decking using only the
amount required to cover the effected area safely. We don't patch a
small area with a whole sheet of plywood, we only use what is
If you don't have any leaks, you won't have any bad decking. When the
roof is torn off the roofers will be able to see if there are any
problems that you are not aware of.
This is fairly common to get different sizes from different roofers.
Some measure from the top, some from the bottom, some just look at it
and take a guess.
The easiest way I've found is to measure from the ground, divide the
drawing into rectangles, calculate the dimensions, multiply the
dimensions by the appropriate number for the slope of the roof (in
your case a 4:12 should be multiplied by 1.06), and add on another
10-15% for cutting and waste, plus starter and hip & ridge shingles.
Since the roofers are quoting a price for the entire package, the
number of squares doesn't matter. Just make sure you hire a qualified
roofer, preferably one who is certified by a major shingle
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