New Roof Option advice.

[irishrb]

Looking to replace my roof...

16K to take shingles off, and put top of the line shingles on
18K for standing seam directly over single layer of 3 tab shingles
21 K to take shingles off and put standing seam on

What do you do? The house was built in 2000.

 

[Turn the Page]

With that little price difference I would go ahead and put metal on. I'm not sure if it would make a difference to put it over the existing shingles or not but I guess if it's only $3,000 more I would take off all the shingles and make sure the waterproofing is up to par.

 

[Miffy]

I'd do the metal and take off all the old shingles. This is from someone who just priced roofing. Where we are, the metal roofing costs significantly more than shingles, perhaps because we have a somewhat complex roofline, with gables, etc., or we would have chosen metal. It lasts pretty much forever, assuming it's installed properly. A proper installation is the crux of roofing. And, imo, metal roofs just look better.

 

[irishrb]

With that little price difference I would go ahead and put metal on. I'm not sure if it would make a difference to put it over the existing shingles or not but I guess if it's only $3,000 more I would take off all the shingles and make sure the waterproofing is up to par.

Thanks for the opinion. That's what I am leaning towards, but the roofer claims the roof is good and not a problem to just go over it. Just tough to pass the convenience, and cost savings if he thinks it's good to go.

 

[Anthony1971]

A 3 Tab roof lasted you 25 years which are considered bottom line shingles. Is the roof leaking or just showing age?
A metal roof is always an option but comes with ups and downs and is also not maint. free. Based on 25 years of 3 tab I would not think but if you live in an area or high wind or prone to high wind storms a metal roof may be a better option. Otherwise Architectual shingles should give you a considerably longer a life then 3 tab. Be aware to read the warranty from the manufactures site as lifetime is very prorated and for material only as in a few hundred bucks after 15-20 years proving it was a defective product not wear and tear or winds or? and some options are just a better looking or more defined color on the shingle.
What you should do is get at least another estimate 2 if possible.
Read about each roof and what should be included plus the pros and cons from non biased sites as both roofs have plus and minus and one may be a better choice in your weather conditions take into consideration fading on metal roofs with possibility also having them repainted the wind rating asphalt shingles. In other words the weather conditions in your area and trees close to the house with leaves falling on the roof. The availability of companies for repairs as if a roof is not popular in your area you may have to wait or have a hard time finding someone who knows how to repair the roof.
Make sure you are dealing with a roofing company not a salesperson for or contractor for that is just making commission.
Make sure you are dealing with a roofing company and the people who show up at your door are doing the work.
Make sure you are dealing with a roofing company that only does roofs and should be done in one day (usually leaving by 1-3pm) - minus any flat roof sections or gutters.
Make sure you are dealing with a roofing company that has been around for a while and will honor any labor warranty they make - should be 5-10 years.
lastly Make sure you are dealing with a roofing company if I have not mentioned this.
You want people who do roofs period as a roof is only as good as the installer the most expensive material installed wrong will last far less time then the cheapest material installed right.
With that I have heard of lifetime on material and labor and one case of it working but as I recall the cost was 25K many years ago as it was replaced already but I would be very skeptical of this and want a written lifetime definition.

 

[_19disnA]

Partly depends on where you live (couldn't tell from your profile). Metal roofs I am familiar with generally cost a multiple (i.e. 2-5x) of what shingles cost but tend to last longer. Things like how much longer you plan to live there could impact your decision. I would get at least 3 estimates to be sure they are quoting apples to apples. Also good to talk to any neighbors or co-workers who have replaced their roof and had a good experience. Roofing is something I wouldn't pick a company at random without legit references. Low-ball pricing usually is a huge red flag for such work.

Whether or not to remove the existing shingles depends on the age/condition of your existing roof. Sometimes they might only find areas that are rotted by removing the old roof. After 25 yrs, I would suspect there are some areas with rotted wood that needs to be repaired/replaced.

 

[irishrb]

A 3 Tab roof lasted you 25 years which are considered bottom line shingles. Is the roof leaking or just showing age?
A metal roof is always an option but comes with ups and downs and is also not maint. free. Based on 25 years of 3 tab I would not think but if you live in an area or high wind or prone to high wind storms a metal roof may be a better option. Otherwise Architectual shingles should give you a considerably longer a life then 3 tab. Be aware to read the warranty from the manufactures site as lifetime is very prorated and for material only as in a few hundred bucks after 15-20 years proving it was a defective product not wear and tear or winds or? and some options are just a better looking or more defined color on the shingle.
What you should do is get at least another estimate 2 if possible.
Read about each roof and what should be included plus the pros and cons from non biased sites as both roofs have plus and minus and one may be a better choice in your weather conditions take into consideration fading on metal roofs with possibility also having them repainted the wind rating asphalt shingles. In other words the weather conditions in your area and trees close to the house with leaves falling on the roof. The availability of companies for repairs as if a roof is not popular in your area you may have to wait or have a hard time finding someone who knows how to repair the roof.
Make sure you are dealing with a roofing company not a salesperson for or contractor for that is just making commission.
Make sure you are dealing with a roofing company and the people who show up at your door are doing the work.
Make sure you are dealing with a roofing company that only does roofs and should be done in one day (usually leaving by 1-3pm) - minus any flat roof sections or gutters.
Make sure you are dealing with a roofing company that has been around for a while and will honor any labor warranty they make - should be 5-10 years.
lastly Make sure you are dealing with a roofing company if I have not mentioned this.
You want people who do roofs period as a roof is only as good as the installer the most expensive material installed wrong will last far less time then the cheapest material installed right.
With that I have heard of lifetime on material and labor and one case of it working but as I recall the cost was 25K many years ago as it was replaced already but I would be very skeptical of this and want a written lifetime definition.

Great information. Thank you. Yes, I have a good pitch, and no trees around the house, so the 3 tab has served me well. No leaks that I know of but have had to replace some shingles that have blown off so I know it's time.

 

[irishrb]

Partly depends on where you live (couldn't tell from your profile). Metal roofs I am familiar with generally cost a multiple (i.e. 2-5x) of what shingles cost but tend to last longer. Things like how much longer you plan to live there could impact your decision. I would get at least 3 estimates to be sure they are quoting apples to apples. Also good to talk to any neighbors or co-workers who have replaced their roof and had a good experience. Roofing is something I wouldn't pick a company at random without legit references. Low-ball pricing usually is a huge red flag for such work.

Whether or not to remove the existing shingles depends on the age/condition of your existing roof. Sometimes they might only find areas that are rotted by removing the old roof. After 25 yrs, I would suspect there are some areas with rotted wood that needs to be repaired/replaced.

In PA.....local amish roofers with good reputation is what I am looking at.

 

[easyas123]

In PA.....local amish roofers with good reputation is what I am looking at.

We worked with a excellent Amish outfit outta PA 10 years ago that gave us a lifetime warranty on our home. Came back a few years ago and replaced a few shingles that came off during a hurricane. We've gone on to use them to put up a few pole barns at our shop (they do pole barns as well). PM me if you'd like their name. Insured, legit - the whole nine yards. We've recommended them to a few other Companies & towns/counties we've worked with who have used them.

Either way, sounds like you've made a good choice.

 

[tvguy]

I 've put two roofs on my house (the house is 46 years old( . I always tear off the old roof to get a look at the underlayment and repair any hidden dry rot. And there always seems to be a little dry rot.
Those prices seem remarkably reasonable, depending on the size of the house. Neighbor across the street has a 1,668 square foot single story house and got bids for putting 3 tab over existing 3 tab. Lowest bid came in at $26,000. Another neighbor is going to tear off the old roof and put metal on. No idea what that will cost.

 

[irishrb]

I 've put two roofs on my house (the house is 46 years old( . I always tear off the old roof to get a look at the underlayment and repair any hidden dry rot. And there always seems to be a little dry rot.
Those prices seem remarkably reasonable, depending on the size of the house. Neighbor across the street has a 1,668 square foot single story house and got bids for putting 3 tab over existing 3 tab. Lowest bid came in at $26,000. Another neighbor is going to tear off the old roof and put metal on. No idea what that will cost.

Makes me feel a little better because I think the shingles quote is still pretty high. Roofing industry prices, like most things I guess, have skyrocketed.

 

[tvguy]

Makes me feel a little better because I think the shingles quote is still pretty high. Roofing industry prices, like most things I guess, have skyrocketed.

Yeah, My house is 2010 square feet, single story and my 3 tab roof cost $10,000 in 2014. $1,000 of that was for putting plywood underlayment down after tearing off the old roof.

 

[Maxnesta]

If the current shingles are in decent shape, I'd probably go with the $18K standing seam over them. Saves some money, and metal lasts forever. But if there are issues underneath, I'd rip it all off.

 

[irishrb]

If the current shingles are in decent shape, I'd probably go with the $18K standing seam over them. Saves some money, and metal lasts forever. But if there are issues underneath, I'd rip it all off.

That was my initial thought...Then people kept telling me I was crazy for not tearing them all off first. I just figured if the roofer was saying it was okay, it must be okay...hence my request for other opinions...Thanks for piping in.