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Greetings all:
I am slowly admitting to myself the need to have my roof reshingled. It looks to me to have three layers of asphalt shingles on it. The house was built in 1898. Any thoughts on what it would have been shingled with originally?
More importantly, any thoughts on what I should expect to pay, in dollars per square, for a good tear off and reshingle? Any thoughts on what a slate job or asphalt shingle job goes for would be appreciated.
Also, any referrals to very reputable roofers in Boston would be great.
Thanks. Walt
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Walt,
Around here(and that's a big qualification) three layers can be $190/sq and up for 25 yr. three tabs.
A tear-off with slate would be $900/sq. minimum and probably a lot more.
John
*b WBA At Your ServiceWalt, As usual, it depends.For slate at $350 (material only) per square (100 sq. ft.) we pay $900 to $1000 per square installed which includes labor, materials and copper flashings. You can pay up to $1000 per square just for the slate if you have special needs. This does not include any tearoff.For asphalt shingles we pay about $150 per square for a single or maybe double layer tearoff and basic 3 tab shingles which cost about $35 per square (material only). Architectural shingles can approach $200 to $300 per square. Your triple layer tearoff will cost more. Don't do this again. Not good. Not that you're going to live that long anyway.This is for Lehigh Valley PA. Everything costs more in Boston, including that $5.00 ice cream cone I had there a few weeks ago.Most 1898 homes started with slate. Hope I've given you a little point of reference.
*Walt,in 1898 asphalt roofing products were a cutting edge revolutionary building product.There were a lot more styles of asphalt shingle patterns available in the early days(diamond and octagon patterns for example,and 4 or 6 tab shingles).The industry had not been standardized the way it has been now with a few large manufactures dominating the current market place.the end result is it is entirely possible that your house originally had asphalt shingles on it and a real possibility that the bottom layer on your roof is the original roof.(possible,not necissarily probable. worth investigating if you are really interested.)Roofing costs are largely determined by the pitch and complexity of the roof involved,with the caliber of the neighborhood having a significant impact also.Also A tearoff requires a huge amount of debris to slide off your roof and some real planning needs to take place conscerning where the thousands of pounds of debris are gonna land.A roof would have to be easily walkable and have virtually no venting or flashing issues for my company to do it for less than $200 a square.$230 plus would be about normal,with an additional charge for 3-layer tearoff or complicated detail flashing and restrictive site conditions.BTW the cost of the shingles themselves are often a miniscule portion of the roof cost.We have done many roofs where the shingles themselves cost less than the "accessories" like drip edge,icegaurd,vents,custom flashing work etc.also-seriously consider an upgrade from 25 yr shingles. It has been years since I even touched a 20 yr shingle on a house(garages are a different story)and next year I won't even offer 25 yr. 3 tabs.A 30 yr 3tab will be our base model(at the same approx, price I now offer 25 yr.3 tabs.The trend in roofing is definitely to go with heavier shingles on existing structures.( new construction may be differrent---I wouldn't know as we don't work that market)good Luck All,Stephen
*Thanks for the reply guys. The info is very helpful. Our roof is pyramid shaped, with the top of the pyramid lopped off. It has six dormers. All in all, it does not strike me as having any extrodinary flashing issues.Would any of you have an opinion on the quality of the new shingles that I have heard about that are supposed to look like slate?Thanks again.
*Walt,It sounds like you are talking about a form of a hip roof,possibly with a flat roof on top,and 6 dormers besides.I can see a LOT of potential flashing issues---complicated or otherwise.I suspect this roof has a nasty steep pitch.Prepare for the worst.I haven't seen or used the rubber slates,and so have no opinion.I have been fairly impressed with the looks of the heavier laminated shingles like Carriage House(but wether or not they look like actual slate is another story).If I were you I wouldn't spend much more time on the internet on this project. The time would be more productively spent checking the references and INSURANCE of local roofers who have done similar projects in your neighborhood.Projects you can actually see.Workers comp. tickets you can actually verify.Good luck All,Stephen
*b WBA At Your ServiceSH, Funny thing, I pictured the exact same mansard as you did. Windows cut into the side of a 22:12 pitch. A flat roof on the top that is barely or not adequate for shingles. Walt, if this is what you have, then Stephen is absolutely correct. This is a very difficult roof to replace with a lot of flashing problems. Why don't you get some pricing on some of the slate replicas. I checked with one supplier and found the price outrageous in my mind. The material was $250 - $300 per square for an unproven product. If you can afford materials in this price range, get the real thing and install it properly. The real thing doesn't cost that much more. A glaring example - Supradur was a company close to us in PA where they made a great looking slate replica until a few years ago. They had been making it for about 20 - 25 years at a cost of $275 per square. People bought it like crazy because they didn't want to wait for the real thing. The Supradur roofs are turning chalky grey and getting lots of little cracks in each tile. Until they went out of business they were spending most of their time paying on warranty claims. While the real thing keeps looking gooooood.....
*I've been on houses like you describe. They have a flat area on top that usually have a trap door into the attic...they called these "widow walks." Some even had wrought iron around the flat roof area. I agree with Stephen, sounds like lots of cutting, valleys and flashing. It'll probably cost you quite a bit to tear off and reshingle. If it were originally slate, I doubt that it would have 3 layers of asphalt shingles...check in the attic to see what the deck of the roof is constructed of. If there are slats with 2 or 3" gaps between, it was probably slate. If this is the case, it would have been covered over before laying the first layer of shingles. If the deck is solid (without large gaps) then it was probably done with shingles from the get go. Been out of roofing for many years, so won't even hazard a guess at the price!good luck, jim
*walt.... check out Certainteed's ""Hatteras""..they look great on mansards.. 40 year warranty..8" exposure x 8" tabs....
*Mike , Any recommendations for a standard shingle? Years ago Noreaster's were the hot ticket around here ...not sure whats good anymore .....
*used to be a Bird fan.. but they had a string of bad years... and now Certainteed has bought 'em...so...lessee..Certainteed makes ..Roofers Select felt..Shingle Vent II ridge vent...every roof shingle imaginable//and now Durapress fibercement siding..i'm just a Certainteed kinda guy..the roof shingle thing is a little regional...where do you live...?who made Noreaster ?IKO gets good marks.. especially their organic felt matt..GAF....don't care for Elk... but so what ?that's the new england market....if we're doing a standard shingle , we spec Certainteed 3-tab,, usually 30 year....there sure are some nice asphalt shingles available...what 's the ohio market like ?
*Mike, I've had nothing but trouble with IKO products. Swore them off 12 years ago. Maybe they have improved, but when it takes five years or better to find out, I won't take the chance. Maybe yours come from a different plant.Svenny
*john.... i haven't used IKO either....but for the old stick in the muds, if they wanted organic... IKO was still offering organic...i'm happy with the Certainteed line....
*Just a note on the shingle business...In the last few years, it has been consolidating...Certainteed is becoming a huge primary player...They have swallowed up many of the shingle companies and continue to do so...They also are very much into solving the quality issues with testing and comforming to higher standards than some....Around here, we have had shingle failures in new construction in less than five years. Our biggest local lumber company sells mostly Owens Corning, and price is why they sell...I stopped using the 20 year products early on...used asphalts...and now am going the way of Steve in offering only 30 year minimum. I am a big fan of Certainteed and will offer their products as preferred and at an up charge.Certainteed has a news letter and offers training and certifications...Check them out as they are becoming the number company for exterior components in the residential market.
*Mike,I am located very close to JRS and in this area IKO has a really bad rep.Part of the problem Elk has had up north is that the shingles' asphalt is formulated for a more southern market. They need to formulate the asphalt so it is a little stiffer in the south(to hold up to the stronger sun)That stiffer formula makes the shingles a little brittle in the north during the colder months.Proper handling can help the installer overcome this difficulty,but ELK is going even farther by opening a plant in PA.The PA. plant will allow ELK to formulate for a more northern market.I like some of Certainteeds products but unfortuneately my favorite supplier no longer caries them.About 80% plus of my roofs are ELK Prestique.Customers just gobble them up.BTW Mike when I get a chance I am gonna Email you some questions about your scaffold system.Good Luck All,Stephen
*'bout 200 or miles north of you, Mike .....Maine coast. Figured climates are similar. Can't remember who made the Nor'easter ( the mind is the 2nd thing to go, and I can't remember the first)...but it was a good shingle .....had no slots, just some some stamp marks to resemble slots. I see roofs we did 15 and 20 years ago ...still look good. Lots of IKO around. GAF was common ...till people had so many problems with the 3 tab standard fiberglass shingle. Thanks for the comments.
*Guys...I tried to post a piture of the house, but for some reason I kept getting bounced off line. The house does have a hip roof, but it is not nearly as steep as a mansard. The edge of the roof (measuring the length of the gutters) is 46 feet on each side. Its a pretty big place. It has six dormers (two on each side and two in the back) and a triangle shaped protico sticking off the front. It is an early Colonial revivial. Thanks again for all of your thoughts.If we don't have it done in slate, we will definately go for an upgrade to 30 year shingles (do they make even better ones?).
*Walt,There are 40 yr. shingles available, and the Certainteed Hatteras shingles, or Carriage House shingles have a limited lifetime warranty if I'm not mistaken.John
*walt.. here's the site for Certainteed...http://www.certainteed.com/pro/roofing/ctroof/index.html the best looking ones are the ((Shangles))..but our favorite ones are the Hatteras..( 40 year)check 'em out...all three of these shingles look like SLATE...
*b WBA At Your ServiceWow, just looked at that Certainteed site for the first time. I never knew so many choices were out there. Got to get me some of those 25 year Fungus Busters.
*The Shangle is pretty good looking. The guaranty is impressive also....of course, by the time I am 75 years old I'll be lucky if I can remember my name, let alone where I stowed the receipt for the Shangles.
*i've seen the Shangle installed..great looking...the Beavertail Lighthouse has the Grand Mannor....
*I am purchasing a house with a flat roof. When the inspector checked the roof he found an area 6' by 3' with about 1" of water standing on it. A local roofing contractor says this will be trouble because the underlying support is giving way. The roof was replaced about 3 years ago and does not leak.Is this something I should have fixed or just let it go?Thanks, RC
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Greetings all:
I am slowly admitting to myself the need to have my roof reshingled. It looks to me to have three layers of asphalt shingles on it. The house was built in 1898. Any thoughts on what it would have been shingled with originally?
More importantly, any thoughts on what I should expect to pay, in dollars per square, for a good tear off and reshingle? Any thoughts on what a slate job or asphalt shingle job goes for would be appreciated.
Also, any referrals to very reputable roofers in Boston would be great.
Thanks. Walt