All Forum Posts by: Brenda Whittaker

@Jay M. Jay, thank you so much for the education, I looked up all those terms and learned a lot. Fascinating! I never considered the venting - the house is not in AZ it's in TX, built 1952 but the roof had to have been replaced at some point, I just dont know when, looks about 20 years old rough guess and I do not know what type of venting it currently has. My own personal residence is in AZ and I had a new roof put on 15 years ago - it is an overlay! I have not had a single problem, but then again we do not get much weather. There is no ridge vent, and I do not have enclosed soffits but I do have gable vents, on my own house just for discussion. The TX house I rarely see so I have to do some research on what it has but I know its 3 tab and since it's a $65 - $85K low end house the 3 tab is probably sufficient as far as buyers. I see 3 tabs go up around my own area a lot. I would like to sell in 2 years tentatively and am also wondering if FHA has any roof regulations besides age. I appreciate the info, you have taught me a lot already. Very tough job finding the right roofer. Any opinion on if my roofer should be an actual roofing company or can a guy that does general construction such as who that bid came from, suffice. ? City says they do not require a license because they don't regulate roofs.

@Mike Reynolds NAH it's the same state, the house is in Texas!  

Does anyone happen to know if FHA for a new buyer requires a total roof replacement verses an overlay? I know there is an age requirement on roofs, however I am unable to locate information on details such as if it would be ok to overlay a roof instead of doing a total replacement. Thank you for any information you might be able to share..

Thank you so much. How does metal compare in cost? Does 2 x 4 rafters pose a weight caution? What would be an acceptable rafter measurement for the weight of an overlay? I will sell in 2 years if not now, wondering if FHA has any requirements on overlay vs replacement. FHA wants a new roof but I want to find out if they accept overlay for a buyer fha loan. If it were your investment property you would like to unload soon, what would you put up there?

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

Since Im not quite ready to rehab for a sale I kind of like the idea of renting at a $300 increase.  Yes that is actually how far below market the rent was.  Perhaps a rent-to-own which is one thing I have never done and know the least about.  Does it seem feasible to find someone who qualifies but maybe is short on a down payment and I could take a premium rent setting part of it aside for their down payment for say, 2 years?  Is that how rent to own works?  Market rent is around $1000 or just under for that house, value I think is around $85K tops as is. Then how much to renovate or not, for new tenants instead of an end buyer.  

@Robert Nelson Thank you, excellent idea. I didnt know a FHA would accept anything less than 10% cash down from any buyer. @Anthony Rosa thank you too, great idea about helping them with relocating costs.  So many options opening up here, I appreciate all of you and your input.  I will practice going with the win win flow, try not to force an answer and see where the current takes the situation.  I'll update often, this could be interesting. 

@Mary M.  Thank you!  As you can see they are leaving in 30, however it;s ok because I figure the longer I hang on the more it's going to need when it finally is time to sell.  So I do agree except that things have sped up a bit.  Even though I could rent it for 2 years to someone entirely different for market rent.  2 years at that rate might pay for the renovations.  Hey....  hmmm.  Thanks for the heads up about wholesaling.  

@Steven Ko I am not so ego driven as to do anything for the sake of appearing to be saintly.  That is absurd.  Nor have I implied the tenants "couldn't survive without" me. It's like you're making it all dramatic.  It's not. I also cannot fathom how it could possibly appear that I don't care they are moving.  I can't make sense of that, I care more about this than anything in my life right now.  Further, why would you have to say I am bad at business when this has clearly already been establish, and admitted.  I get it.  That's the reason I'm getting out.  This thread has shifted to my finding contractors and such, and that's what I will reply to, I don't need to go back to why I have done this horrible thing of not raising a basic need cost high enough to compete with everyone else, and how bad I am at what I really wanted to do.

@CJ M. Thank you SO much!  HUGE appreciation!