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Old 10-27-2007, 06:21 AM   #11
BJW
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Mingo
 
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Default RE: Roofing prices

"new roofing code" Just curious, what are the new requirements for roofing down there? Xanadu's explaination of having the roof torn off and waiting for an inspector sounds like a risky proposition.
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Old 10-27-2007, 12:09 PM   #12
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Default RE: Roofing prices

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BJW (10/27/2007)"new roofing code" Just curious, what are the new requirements for roofing down there? Xanadu's explaination of having the roof torn off and waiting for an inspector sounds like a risky proposition.


For what its worth, none of the roofing companies listed above as "Highly recommended" are ones I'm very familiar with except one. The one out of three is one involved in some litigation in which they are accused of charging for work not done and providing materials less than what was specified. Of course, they refused to stand up behind shoddy install work or nobody would ever have known they used the wrong materials.



Anyway, the code changes have to do with hurricane hardening. Older houses don't comply with new hurricane codes and, as such, the county has taken the opinion that they should be retrofitted. In order to add strapping to tie in rafters you have to take off the sheathing. I think they've specified 6' off inside of the walls. The repairs are not something a roofer is licensed to do so a GC must permit and provide the framing repairs. An inspection must be made to assure compliance before the roof decking can be replaced and then you can proceed with your roof.





One thing to realize is that most roofers are using subs for install. These subs can be good or bad, but if you're looking for the lowest price you are going to get the cheapest installer and the cheapest roofer and the cheapest job. Skipping permits or roofing on Saturday and all the other things that cheap people do to save money can and will bite you in the butt. Now its not like roofing is rocket science, but when someone can't get licensed and insured you can bet they won't be there to back up your roof down the line. And when their Texican crew screws up without supervision and heads back to Texico, you're going to have to pay to get it fixed and your house is going to leak.
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Old 10-28-2007, 12:10 AM   #13
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Default RE: Roofing prices

Quote:
BJW (10/27/2007)"new roofing code" Just curious, what are the new requirements for roofing down there? Xanadu's explaination of having the roof torn off and waiting for an inspector sounds like a risky proposition.
From reading http://www.fhba.com/docs/MitigationGuide.pdf, a couple new changes were put into place. One being that the nails would have to be nailed 6" o.c. or less. The other one being the water barrier. There are two options on the water barrier. One is that you could have the seams tapedand then have felt put over the roof as normal. The other option is to have a peel-n-stick put over the whole decking, but felt wouldn't be necessary. I don't believe an inspector would be required.
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Old 10-28-2007, 12:18 AM   #14
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Default RE: Roofing prices

I cant answer for the new code, due to the fact we do all new construction.. we have done a few remodels, but that was a few months back where i guess the code was not up to date...

edit the peel and stick is pretty high price also... I think around 130-150 a roll
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Old 10-28-2007, 10:56 AM   #15
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Default RE: Roofing prices

Wow, that is a bad law, even by Florida standards. As I read it:<UL><LI>All roofing jobs require a General Contractor. That is another layer of liability/insurance/profit built into every job.</LI><LI>All reroof jobs must be complete tear-offs. While this is the "right" way to do it, this law eliminates a lower priced option that was the only option for many homeowners.</LI><LI>There is no way to give a definative bid prior to starting the job. The bid would have to includean allowanceforthe additional labor/materials of retrofitting the framing. This will be a huge variable.</LI><LI>There are at least two inspections required with the roof openned up...he can't inspect the edge nailing schedule and the tape in the same inspection. Somebody's house is going to get WET inside!</LI><LI>If Iretrofit a house as part of a roofing job, and the wall-truss connection fails in a subsequent storm, am I responsible just as if I built the house? If so, what fool GC would risk his livelihood onsomeone else's work?</LI>[/list]
I just ran ballpark numberson a 44 square job, assumingan averagehip roof, similar to the ubiquitous Adams/Mitchellstyle. The number I came up with is almost 50% higher per square than I paid three weeks after Ivan. I am not doing residential anymore, so I am sure my numbers are a bit high.

Doug
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