All Forum Posts by: Brenda Whittaker

Finding another investor in the area?....  now I am paralyzed with total overwhelm. 

@Anthony Rosa  What is SF?  I will make sure I ask about replacing rotted lumber, thank you. 

@Erik B.  Thanks, I am having a lot of trouble keeping all the info together.  I can't pick a roofer.  The prices are all around $7000 which seems very high as I did one 2 years ago for $5000.  They all talk too much about insurance, what will be covered, warranties, 30 year vs. 25 year, etc.  It confuses me terribly.  I can't seem to get apples to apples comparable information..  

Thanks everyone!  The roof is 1300 sf. approx.  After all Ive learned here I will ask all roofers who quoted about these details - strange none of them offered arch type, but all were reluctant to do an overlay.  Though Im selling now or soon, I still want a good solid job done.  I will ask about all these details and try to get a feel for who to hire hopefully today.  Must focus.  I'm leaning toward hiring an actual roofing company that was recommended by the gutter guy, and total replacement although I could save $2000 by doing an overlay.  So today is question day for all 4 I got quotes from.  I'll let you know what happens and thank you so much for all of your input, it is very much appreciated.  

Again, its not leaking. Its just old looking (granuals are thin), the comment above about doing it before it becomes a problem is my situation, I just want it done before it starts leaking and I want to get FHA compliant, and have always wanted to fix the issue of the old shingles not extending far enough out to keep water off the fascia. Thanks everyone!

@Erik B.  I actually did do that, I have 2 other quotes from roofing companies that are closer to $8000.  Both were recommended by my gutter installer.  Tough choices here.  Of course if I can have a handy guy do an overlay for $5000 vs a roofer for $8000 I have to look into the options, but usually I get what I pay for.  Though I am planning to sell either now or in 2 years, I possess a level of integrity that wants me to do the best quality job for a new homeowner, and not just get out of it as cheap as possible just to get out from under it.  Many contractors have that attitude, which I despise, I hate when they say, "it doesnt matter, you're selling anyway"... no, just no.  So everyone, which few last questions should I ask all 4 of my bidders?  Quotes range from $8000 (WOW prices have risen!) to that overlay quote of just over $5000 above.  What last questions need to be addressed to all of them before deciding on who should get the job?  

Thanks everyone, enormous help!!  Now what comes to mind is payment - I dread anyone asking for any up front money to cover material, I assume this is common with a general contractor or just a guy that does roofing, but maybe not with a larger roofing company?  What can I expect as far as payment process for the best of integral roofers?  And so the guy who gave me the above quote, I should ask him if he's a contractor or just a guy that does roofing, what are his payment requirements, what would it cost for arch type instead of 3 tab, and ask about caulking, pipe and jack replacements, and venting.  Right? 

@Mike Reynolds 7 layers!! That sounds crazy, I am surprised any roofer would be willing to go over any more than one layer.  Most I talked to say you can only do one lay over and most (well I have only spoke to 3 or 4) seem reluctant to do overlays, and with overlays the workmanship guarantee is shorter.  It is north Texas near Sherman, close to the Oklahoma border.  Rains a LOT there, mild winters, major storms, but the old 3 tab is holding up, no leaks that I know of.  It's just old. Any reason to go with arch type instead of 3 tab besides looks?  Its a lower end home, functionality would be more important than appearance. 

@John Pierce Thank you so much, you also recommend arch type instead of 3 tab, interesting. The roof is not leaking. It is fine, just tired and old looking, the 3 tab that;s up there has done a great job so I'm wondering why everyone recommends arch type. Great point about them being able to address issues that may exist under the old roof. I am working on the roof because I am renovating it to either sell now or in 2 years, I figure with the right tenant 2 years wont yield enough wear and tear to justify major rehab but I can use the 24 months of income to help with rehab costs. The former tenant just left. It needs cosmetics now but I plan to spend this next 2 years doing what it takes to get FHA compliant and fix up enough to get maximum value for this low end Mayberry town property. I have just learned about ridge vents so I will definitely address that with whoever I hire, I think there is soffit and gable vents, if that's the case does it still need a ridge vent or no? Thank you !!

@Erik B. Thank you! What size should nails be on an overlay? FHA I heard does require a newer roof, an age requirement but no further details that I know of. The roof is not failing or defective but just looks tired and the shingles don't extend past the roof edge so I have had a lot of soffit repair to contend with. Roof was not new when I bought the house 10 years ago so it's definitely aged and I'd like to get it taken care of now because I know FHA for a new buyer will be looking at roof age. Curious why 3 tab raises a red flag? Most roofs are 3 tab, aren't they? Just wondering why no one likes them anymore, they have been doing the job for decades so why is 3 tab now suddenly a bad thing, just curious. Does the architectural type do a better job or last longer or something? What is the benefit of arch type, other than appearance? Thank you!!