Roofing Quote Expert Advice

[Brenda Whittaker]

Any experts on roofing who can tell me if this looks like a good quote?  I;m sure it does but are those good "coil fasteners", and does a city require a permit for this, I dont think so, and my biggest question here is, is there a potential problem with overlay versus total replacement?  House was built 1952, roof is about 20 years old, my intent is to sell either now or in 2 years. Currently a rental, I want to get it FHA ready.  Any FHA requirements on overlays vs total replacement?  Thank you for any information you might be able to share.  I researched FHA roof requirements, there is no mention of overlay vs replacement.  

Overlay Estimate

We will install Malarkey Duraseal 3-tab shingles on slopes and the ridge. We will use 1 ¼” coil nail fasteners and apply roof caulking around pipe jacks and furnace pipes. install a synthetic permeable underlayment and obtain a city permit as required. We will do a thorough cleaning and haul off any of the discarded material. We will protect windows and landscaping with either tarps or OSB during the installation.

Total overlay cost is $5,297.00

We will install Malarkey Duraseal 3-tab class 4 Impact Resistant shingles (potential insurance discount) on the slopes and ridge, galvanized pipe jacks, 1 exhaust cap, 1 electrical boot and 1 wind turbine is included in this bid. We will use a synthetic permeable underlayment on the slopes. Valleys will be protected with an ice and water shield underlayment. Ice and water shield will be applied to any areas of concern where a leak could potentially be created. This extra preventative cost is not passed onto you, we want ensure we install a solid roof. We will remove the discarded shingles and other material. We will protect windows and landscaping with either tarps or OSB during tear-off and installation. Full roof replacement comes with a 25 year manufacturer and a 5 year labor warranty.

Total replacement cost is $6,860.00

We try to leave your house and yard cleaner then when we started. Magnets are rolled through the yard, flowerbeds & driveway by the crew to pick up any roofing nails. If the job takes two days, we clean up most the first day. The second day will be the final clean up. We typically have one crew member cleaning up throughout the day to minimize the amount to clean at the end of the day.

- We are a certified Malarkey shingle installer

[Jay M.]

Option #1 is a hack job / band-aid.........  Going over an existing roof is a hack job....period, no discussion. Is it possible to get a quality job going over shingles?  It's possible.........It's also possible for me to walk across a 5 lane freeway without looking and not get hit.  Odds are about the same....

  It also includes caulking around the pipe jacks not replacing (hack job x3)....   The pipe jack boots usually fail before the roof so I'm sure they've already failed if the roof has.  Since option 2 lists new ridge vent and option #1 does not it leads me to believe they'll go over ridge and not vent it?  If you have soffit venting and only ridge vent at present not gable vents then you need to vent ridge.

Coil nails just mean they're using a roofing gun.  The nails for the guns come in coils.

Both options list 3-tab shingles.  Check you neighborhood for like houses.  If they're all using the "architectural type" shingles rather than 3-tabs your house may stand out when going to sell as an obvious "cheaper" option that jumps out at you as soon as the buyer pulls up.  I don't know about the area in AZ you're in but within a 100 miles of where I live in the northeast I couldn't even guess which decade was the one I last saw a new roof being replaced or new construction using 3-tabs...

If anyone doesn't agree with my personal opinion that going over a roof is a hack job I'll outline my argument if you would like....  I figured most would agree and  I could save some typing..