need a new roof!

[shanti]

:( i can't go thru the rainy season again with more leaking, so a new roof it is. there are already two layers of shingles, so a tear off is in order. this is the first time i've had to contract for a roof, so help is needed from my DU buds. what kind of questions should i ask and what should i include in the contract? i've already had two bids, one for 6600 and the other for 6100, so they're both in the general ballpark. the 6600 guy told me that it was the TOTAL price, no add-ons. the other guy, although less, couldn't guarantee the price until he pulls the roof off, in case of dry rot (which there is a lot of and is visible. both check out well with the CSLB and BBB. i need to do this soon. any tips??? i really need them. this is making me so anxious!

[trud]

1. references, references, references

Those are crucial. Best if you can get some from neighbors and go actually see the roofs. Or ask a local roofing supplier.

Also ask about which shingles they will use and check those out.

A talk with my town's local building inspector gave me several pointers.

I've had two roofs replaced. In each case there were some minor rotted areas that did up the cost a bit, so the 6100 guy is telling the truth. Both mine cost about $7000 but your square footage is no doubt different. Also I had to fork out for high wind resistant shingles due to code, which annoyed me, but made me very happy when I lost 0 shingles during Irene.

[shanti]

2. much appreciated...

i did get references. in fact, the 6600 guy invited me to come check out a roofing job that they had going on nearby. i didn't go, but liked that he offered this. also, they've been in business for almost 30 years, the 6100 guy only about 8 years. so, all things being equal other than experience, i'm leaning towards the higher guy. people don't stay in business that long if they are incompetent.

thanks again for your help! :hi:

[Wash. state Desk Jet]

3. People also have to start somewhere.

A good contractor has years of experience not just in business but in construction. Business's as you my or may not know are bought and sold all the time. A business that is 30 years running does not necessarily mean 30 years by the same owner.Or somebody and son's. sometimes the son or son's are dorks.

How much of a hurry are you in ? Or are you sucked in by just two estimates ?

Get five estimates and than think about it. There is a business name and then there is a name in the business.People ask me if know any names.That is the educated customer.

[LiberalEsto]

4. Get 6 estimates, not just 3

That's what I did last year, and we found a great contractor who did beautiful work at a reasonable price. He also installed new gutters, a ridge vent and soffit vents, which made a big difference in our cooling bills this summer. The extra vents also eliminated a problem with a fogged up bay window that we used to have every winter.

Talk to your neighbors and friends to see if they know any good contractors.

Also do some research on-line to determine what materials to use, etc. Look at the Energy Star info on roofing material.

We opted for a white Energy Star-certified asphalt shingle roof that reflects more light and heat than typical roofing materials. It was definitely worth it, and we got an energy rebate on our taxes.

[NNN0LHI]

5. Go with Architectural Shingles if you can afford the little extra money

They look a lot better and they last a little longer than regular shingles.

Don

[Dover]

6. You may have already purchased a new roof, but just wanted to add

that some roofs give better insurance rates than others. And some can be written off
on your taxes if they are on the gov's Energy Star list.

[madokie]

7. We're going with metal

but when I first done the part where we had a leak I started with blue and at the time there was no tax write offs offered, since if you now use white, metal or whatever roof you chose you get a 30% tax write off.
I like the look of metal roofs and I like the longevity of expected life times. I'm 63 so I doubt I'll have to worry with the metal roof in my or my wifes lifetimes. Thats what weighs heavily on our decisions when we do things as we get older as we know that the day is coming when we'll both be on a fixed income and we don't want to be hit with a big new plumbing, electrical or roofing need or for that matter our appliances either so we're buying for quality where we can.

I suggest metal to the OP as its pretty much permanent as human lifetimes go.
In my travels I've also noticed that really old houses that have had a metal roof from the get go are in much better structural shape now even if they've been unoccupied for years. Metal will get my vote every time.