Looking to replace roof on my home. 30' x 90' low pitch, has a few vents and a chimney...It's about 20yrs old.

How much would you expect to pay for this?

about 8000 depending on shingle quality

If you want to get the job done let me know and I can do it for you.

Try Angie's List
I got a roof this past Spring.....Old Dominion Roofing....was pleased with price and service. It was under $5,000 but it will depend on your roof

Paying for angie's list seems kinda silly with the options for free reviews elsewhere. (free allowing reviewers to be more able to review)

Am I wrong?
Is it actually worth the money for angies?

Thanks for the referall (old dominion)!

Old Dominion comes from richmond all the way up to fairfax to do roof jobs??????

just paid for a typical Centreville townhouse roof...standard 25yrs shingles w/replacement of 7 rotting decking boards for about $2800.

Anyone deal with the following companies?

Shiner's
Beyond Exterior
Northern Virginia Roofing


Comments?

I've used Peak Roofing. I think they have an office in Merrifield and Falls Church in addition to somewhere in PWC. They seem to be reputable. They patched my roof last year for $340.

I've also heard Pond Roofing is good as well. Neighbors have used them.

I've heard of good comments regarding Shiner, but that was an online site where people were asking for referrals. Peak and Pond were also recommended.

If you visit the sites of roofing contractors, you'll find the Angie's List emblem on the front page of some that claim to have excellent reviews.

Dominion Roofers is based in Alexandria

Shiner Roofing does a good job.

Our townhouse community used Johnson and were very pleased. A group years earlier had used Shiner and had a lot of problems, leaks causing damaged drywall etc. If you get three others to go in with you they give a 10% discount. Large TH about 28 X 46 about 2600.

Atlas Roofing - Ed Vanderhoven is very honest, great work, and reasonible.

Shiner redid mine a few years back. They're not the cheapest, but they're pretty good about working with you to choose the level of cost/quality you want and coming back to fix things that went wrong, like nail pops.

Apparently now they're offering considerably longer warranties than they were 4 or 5 years ago.

Ok so new spin....


Are there any tax breaks for getting this new roof?

Chris Core loves the company that did his roof. He talks about it ALL the time on wtop

Lupa Salvevar Wrote:
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> Atlas Roofing - Ed Vanderhoven is very honest,
> great work, and reasonible.


I agree, Ed put the roof on my dads house 5 or 6 years ago. he even came back on the first rainy day to go up in the attic to make sure there were no leaks. Service that good is very rare.

I need a new roof, a vent installed along the top, according to the one estimator that came out, venting under the overhand, and roof covers. I'll probably need decking and who knows if there is any damage to the framework underneath. I have a split level house with a roof that is maybe 2000 square feet. Any thoughts?

I think the EnergyStar tax credits expired 12/31/11. If I'm wrong, you can google the government site that lists the products qualified for the tax credit. I still see contractors promoting the tax credits.

I just got a new roof put on last month by Greentop Roofing. Easy to work with and professional. Their prices are lower because they don't have the high overhead the bigger companies have. I'm happy!

Taxmannnn Wrote:
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> Ok so new spin....
>
>
> Are there any tax breaks for getting this new
> roof?

Maybe if you install solar panels or the new solar shingles. I don't think you'll ever recoup your expenses, though.

I have used Atlas on a re-roof to my former home and they are incredible--excellent workmanship, reliable, and very competative rates.

Also did a roof in my current home with Shiner and I say: stay away. They tend to be expensive/over priced and the work crew on my job removed a portion of the roof that was fine and not spec-ed on the contract. It pushed the job out two additional weeks on their dime--Shiner needs some major quality control.

Pond Roofing is very good too.

Angie's list? Why? If you are going to pay consider Washington Checkbook.

I've worked for Atlas roofing now for 20 yrs. as of last week . not many roofers hang at the same company for that long , reason being Ed Vanderhoven , the most honest person I have ever worked for. All our employees that actually do the work have been in the company 7 yrs. plus, only 2 crews.
QUALITY CONTROL, no subs

happy roof contractor hunting !
And yes this week was miserable, just sat HOT

I wouldn't replace it unless you have leaks. There is always the chance that removing the original shingles could expose a hole or five leaving you with more expensive repairs down the road. Many tar shingles from the 80s or 90s can withstand a beating and up to 30 to 40 years. The rule of thumb used to be every 20, but that was the advice given by manufacturers with decades old consideration in mind.

I just need some resealing around the chimney and a small window overhang. Would a roofer take on this small of a job?

Priapus Wrote:
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> Chris Core loves the company that did his roof. He
> talks about it ALL the time on wtop


Chris Core is a asshole, and he is a legend in his own mind.

How much would a new roof cost for a 2550 sq ft one level home in Burke?

yeah that'll cost you one massive fart called a depth charge, buried in a couch cushion. One that rips, rattles and defies Newton's 3rd law. It'll be so rowdy that your tar shingles will peel backwards.

Perhaps $7 to $8 per square foot for good quality asphalt shingles. You will save money by being single-story, and also if the trucks can get access to hoist materials directly up to the roof rather than needing someone to carry them off the truck and then up a ladder. You'll want vents, stacks, collars, and seals checked and likely replaced. This typically comes with the package. If the roof is say 25 years old, there will no doubt be rot and other damage in some of the roof-deck panels. New plywood will need to be installed, often half-inch CDX. Usually a few new panels will be assumed as part of the contract price, and then you pay extra if they have to go beyond that number. Eaves, drip edges, flashing, and fascia boards will also often have damage. It will never be any easier or cheaper to fix those than when roofers are already on-site. Have them all looked at by the estimator and then decide what should be done.

Truthfully Truthful Wrote:
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> I wouldn't replace it unless you have leaks.

If your roof is leaking, you have gone well past the point where it should have been replaced.

> There is always the chance that removing the
> original shingles could expose a hole or five
> leaving you with more expensive repairs down the
> road.

Damaged and rotting deck panels should be replaced right away. If you are looking for a free lunch, you will not find it in a residential roofing system, nor in any other element of home ownership.



Many tar shingles from the 80s or 90s can
> withstand a beating and up to 30 to 40 years. The
> rule of thumb used to be every 20, but that was
> the advice given by manufacturers with decades old
> consideration in mind.

Mr. Helpful Wrote:
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> Perhaps $7 to $8 per square foot for good quality
> asphalt shingles. You will save money by being
> single-story, and also if the trucks can get
> access to hoist materials directly up to the roof
> rather than needing someone to carry them off the
> truck and then up a ladder. You'll want vents,
> stacks, collars, and seals checked and likely
> replaced. This typically comes with the package.
> If the roof is say 25 years old, there will no
> doubt be rot and other damage in some of the
> roof-deck panels. New plywood will need to be
> installed, often half-inch CDX. Usually a few new
> panels will be assumed as part of the contract
> price, and then you pay extra if they have to go
> beyond that number. Eaves, drip edges, flashing,
> and fascia boards will also often have damage. It
> will never be any easier or cheaper to fix those
> than when roofers are already on-site. Have them
> all looked at by the estimator and then decide
> what should be done.

$7-8 a sq ft is awfully high, unless all the decking needs replacement, and that would still be high end price.Roofers price by the square, which is 100 sq ft.
Try about $150 a square. That would be shingles only. That's about what insurance pays, and insurance rates are usually the standard

I used Loudoun Valley Roofing based on two personal recommendations and I was extremely happy with the job. Cost me $7900 for my SFH. Compete them, and let them all know they are competing. Three quotes minimum.

It all depends on who is at the 7-11. Some Mexicans are good, some suck.

Most contractors nowadays consist of a personable white guy that comes to give you the estimate. If you agree, a bunch of Mexicans will show up and do the job-totally unsupervised. Usually one of them can speak a little bit of English.

Then the white guy returns to pick up the check.

So it all depends on the quality of the Mexican crew on any given day.

I worked for Shiner Roofing for 4 years. Very legit operation. you pay more cause its done right.

ripoff Wrote:
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> $7-8 a sq ft is awfully high, unless all the
> decking needs replacement, and that would still
> be high end price.

It would be a rough area average for all that is typically done as part of a typical roof replacement job.

> Roofers price by the square, which is 100 sq ft.

And in calculating squares, you have to adjust the square footage of the actual house by an appropriate factor for the pitch of the roof. But none of that has any meaning to a consumer. Bottom line is that nobody with any smarts is going to do "just shingles". A comprehensive estimate from an established contractor with peripherals, cleanup, and warranties included should fall into the $7 to $8/sqft range at the present time. It would be time to start asking questions if one came in much higher or lower than that.

ymmv Wrote:
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> It all depends on who is at the 7-11. Some Mexicans
> are good, some suck. Most contractors nowadays consist
> of a personable white guy that comes to give you the
> estimate. If you agree, a bunch of Mexicans will show
> up and do the job-totally unsupervised. Usually one of
> them can speak a little bit of English. Then the white
> guy returns to pick up the check. So it all depends on
> the quality of the Mexican crew on any given day.

You should have just posted as Mr. Unhelpful. Contractor crews are often Hispanic or East Asian, but most of them have been with a particular company for years and have the endurance, skills, and experience to do the job efficiently and professionally. Day-labor rookies would just eat up all your profits with their OJT-related injuries, mistakes, and do-overs. Obviously, you're just not aware of how all this actually works.

Mr. Helpful Wrote:
-------------------------------------------------------
> ripoff Wrote:
> --------------------------------------------------
> -----
> > $7-8 a sq ft is awfully high, unless all the
> > decking needs replacement, and that would still
>
> > be high end price.
>
> It would be a rough area average for all that is
> typically done as part of a typical roof
> replacement job.
>
> > Roofers price by the square, which is 100 sq
> ft.
>
> And in calculating squares, you have to adjust the
> square footage of the actual house by an
> appropriate factor for the pitch of the roof. But
> none of that has any meaning to a consumer.
> Bottom line is that nobody with any smarts is
> going to do "just shingles". A comprehensive
> estimate from an established contractor with
> peripherals, cleanup, and warranties included
> should fall into the $7 to $8/sqft range at the
> present time. It would be time to start asking
> questions if one came in much higher or lower than
> that.

Admit you were wrong. That's a Bullshit price

$8 per sqft is way high. $5 - $6 is about right.

Mr. Helpful Wrote:
-------------------------------------------------------
>
> You should have just posted as Mr. Unhelpful.
> Contractor crews are often Hispanic or East Asian,
> but most of them have been with a particular
> company for years and have the endurance, skills,
> and experience to do the job efficiently and
> professionally. Day-labor rookies would just eat
> up all your profits with their OJT-related
> injuries, mistakes, and do-overs. Obviously,
> you're just not aware of how all this actually
> works.


There might be one or two guys out of typical roofing crew around here who have been with a given company for a year or more.

ripoff Wrote:
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> Admit you were wrong. That's a Bullshit price.

You're a clueless internet dipstick. The whole nine yards of what any sentient human in this area is actually going to want is going to run $7 to $8 per square foot. Simple fact. Why do you resist it?

roof guy. Wrote:
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> $8 per sqft is way high. $5 - $6 is about right.

So what are you short-changing to get to that number? Leaving deck panels and fascia boards that are riddled with rot in place? Passing by all the done-for sections of flashing? No new vents or stack collars and seals? Using factory seconds for the underlayment and shingles. Using all 7-11 day labor as your work crew? Cheap is NOT the object here. Not at the cost of substandard materials and workmanship. Most people in NoVa recognize this. Which is why the typical price is and is likely to be higher than what you claim.

Local Contractor (not THAT one) Wrote:
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> There might be one or two guys out of typical
> roofing crew around here who have been with a
> given company for a year or more.

Obviously then, you run with a different crowd. One with kind of a sorry-ass business model.

Mr. Helpful Wrote:
-------------------------------------------------------
> ripoff Wrote:
> --------------------------------------------------
> -----
> > Admit you were wrong. That's a Bullshit price.
>
> You're a clueless internet dipstick. The whole
> nine yards of what any sentient human in this area
> is actually going to want is going to run $7 to $8
> per square foot. Simple fact. Why do you resist
> it?

Done construction for 30 years Did roofing for a few of them. My brother is a roofing contractor with preferred status with a few insurance companies, who I work for on occasion. $7-8 a square foot may be good for an A-Frame, but its a ripoff for the typical home. When I say $150 a square for shingles only, that's what it is. Architectural vs 3tab will affect the price. There could be other things that need to be done. But often, an unscrupioulus contractor will make up stuff. Fascia boards are often in decent shape. There's often no deck damage, rarely more than one sheet of plywood needing to be replaced. Vents vary on the amount of bathrooms in a home, and if the customer prefers lead boots. I know what I'm talking about. You don't add on extras unless they are needed. If your a contractor, than your a crook. Your the internet know nothing. Mr helpful might know a little, but your getting into unhelpful territory. Everything I've been on has been guaranteed. No seconds. Materials up to code. I'm not the only one arguing with you.

Mr. Helpful Wrote:
-------------------------------------------------------
> Local Contractor (not THAT one) Wrote:
> --------------------------------------------------
> -----
> > There might be one or two guys out of typical
> > roofing crew around here who have been with a
> > given company for a year or more.
>
> Obviously then, you run with a different crowd.
> One with kind of a sorry-ass business model.


There's only one model for residential roofing. One where even by construction standards turnover is very high. That's the way that it's always been and always will be.

Get estimates, we had a friend do our roof. What he had us do was go buy the roofing materials and he installed it for us, we got the 45 yr Timberline. We liked them because they had a variety of colors we could choose from, just a note. Buy 1-3 extra boxes of shingles, this way if any are damaged or blown off from a storm then you will have extra on hand.

Can anyone recommend a outstanding roofer,
for a 1400 sq. ft townhome in Sterling and how much
it will cost? Thanks

I have a 10 Sq TH in Reston. Best Quotes seem to be between $4200 to $4500.
Does anyone know a Roofer that will do the job for $3500? That's the budget that I need to stick with.

The costs of owning a house are not dependent upon your willingness or ability to pay. You may want to just give up and go back to renting.

Anyone have price points or recommendations for a cedar shake roof?

Cedar eater Wrote:
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> Anyone have price points or recommendations for a
> cedar shake roof?


Best recommendation is don't do it. Nothing but trouble and added expense. There are better alternate materials to standard roofing available now if that's what you want.

Just signed up with Marshall roofing. Will report back once job is done.

Tar Baby Wrote:
-------------------------------------------------------
> Cedar eater Wrote:
> --------------------------------------------------
> -----
> > Anyone have price points or recommendations for
> a
> > cedar shake roof?
>
>
> Best recommendation is don't do it. Nothing but
> trouble and added expense. There are better
> alternate materials to standard roofing available
> now if that's what you want.

Thanks but what kind of materials? I have to get HOA to allow a change in material type. Haven't had too much trouble with my cedar roof but open to other options if they achieve similar look.

Cedar eater Wrote:
-------------------------------------------------------
> Tar Baby Wrote:
> --------------------------------------------------
> -----
> > Cedar eater Wrote:
> >
> --------------------------------------------------
>
> > -----
> > > Anyone have price points or recommendations
> for
> > a
> > > cedar shake roof?
> >
> >
> > Best recommendation is don't do it. Nothing
> but
> > trouble and added expense. There are better
> > alternate materials to standard roofing
> available
> > now if that's what you want.
>
> Thanks but what kind of materials? I have to get
> HOA to allow a change in material type. Haven't
> had too much trouble with my cedar roof but open
> to other options if they achieve similar look.


Obviously depends on the house and the look that you want but pretty much anything is better than real cedar shakes. Great look for certain applications and one thing for a cabin by the lake but I doubt that's what we're talking about here. There are nicer synthetic versions now that you'd have to look at closely to see the difference (other than in uniformity, which can look kind of artifical if everything else is natural but someone good can vary things to help that). They're also, at least last time that I looked, much less expensive, more durable, better as far as sealing, etc.

Likewise other alternatives real and synthetic and nicer looking architectural asphalt shingles which approximate the same shake look. You should at least check them out before just assuming that you need to replace cedar with cedar.

Just paid $4500 last week for a typical Ffx-county-sized 90's built Townhouse roof; timberline shingles with an extra pack to keep in case some blew off, new ridge thingy, vent cap, and the trim pieces as well, 25-year warranty, from Lowe's.

They were not the cheapest but not the most expensive either, so went with them and figured they weren't going anywhere anytime soon! it was an unmarked ford F350 with ladder racks that pulled up, 3 asians, 3 hispanics, 2 white guys and they were done in ~6 hours from pulling up to putting the trash out to the curb they did not take in their truck (they took the old roofing materials and neatly bagged up "paper" trash and put it on the curb since the trash man was coming the next day anyways I told them to).

Tar Baby Wrote:
-------------------------------------------------------
> Cedar eater Wrote:
> --------------------------------------------------
> -----
> > Tar Baby Wrote:
> >
> --------------------------------------------------
>
> > -----
> > > Cedar eater Wrote:
> > >
> >
> --------------------------------------------------
>
> >
> > > -----
> > > > Anyone have price points or recommendations
> > for
> > > a
> > > > cedar shake roof?
> > >
> > >
> > > Best recommendation is don't do it. Nothing
> > but
> > > trouble and added expense. There are better
> > > alternate materials to standard roofing
> > available
> > > now if that's what you want.
> >
> > Thanks but what kind of materials? I have to
> get
> > HOA to allow a change in material type. Haven't
> > had too much trouble with my cedar roof but
> open
> > to other options if they achieve similar look.
>
>
> Obviously depends on the house and the look that
> you want but pretty much anything is better than
> real cedar shakes. Great look for certain
> applications and one thing for a cabin by the lake
> but I doubt that's what we're talking about here.
> There are nicer synthetic versions now that you'd
> have to look at closely to see the difference
> (other than in uniformity, which can look kind of
> artifical if everything else is natural but
> someone good can vary things to help that).
> They're also, at least last time that I looked,
> much less expensive, more durable, better as far
> as sealing, etc.
>
> Likewise other alternatives real and synthetic and
> nicer looking architectural asphalt shingles which
> approximate the same shake look. You should at
> least check them out before just assuming that you
> need to replace cedar with cedar.


Actually I should qualify this some since I'm biased having had to work with the stuff and maintain it. If you don't mind the expense, if it's installed well, and you're not going to be there forever to have to deal with it as it ages, and that's what you want, then there's nothing really wrong with a good cedar roof per se. Just think that there are better ways to go these days for most cases.

FrankR. Wrote:
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> Just signed up with Marshall roofing. Will report
> back once job is done.


Had Marshall put on our roof a couple years back. Good price, work was done right, no issues. Definitely recommend. The did old shingle removal, replaced some sheathing, replaced part of gutter. All done in one day. Typical size 70's house in FFX Co.

Tar Baby Wrote:
-------------------------------------------------------
> Cedar eater Wrote:
> --------------------------------------------------
> -----
> > Anyone have price points or recommendations for
> a
> > cedar shake roof?
>
>
> Best recommendation is don't do it. Nothing but
> trouble and added expense. There are better
> alternate materials to standard roofing available
> now if that's what you want.

I'll second the, don't do it. One builder in our community put cedar shakes on. They're at 20 years and counting and look like crap. They looked old and dry even before the 20 years. The homeowners who are putting on new roofs are not replacing with cedar. Not a one. Also, on your homeowner's insurance you pay more if you have a cedar shake roof.

Marshall just did a roof on my townhouse in Burke. They did outstanding work and at a very reasonable price. I highly recommend them.

just get a big blue tarp

relax it's not a problem yet

.
Attachments:

when it begins to rot and grow things make sure to mow before your neighbors complain, though
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roof man Wrote:
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> just get a big blue tarp

This fucker down the street from my old house had his roof in this state for several years. He even went so far as replacing the original tarp after a couple years and nailing down a fairly sophisticated looking tarp system. I guess he needed some time to save up.

What roofing company did you use?

30' x 90' = 27 squares

about 100-125 per square to remove the old roof

about 125-250 per square to install the new one

About a hundred dollars.....
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Rain man Wrote:
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> About a hundred dollars.....


How much for two sexual harassment lawsuits?

New roof not doof Wrote:
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> Rain man Wrote:
> --------------------------------------------------
> -----
> > About a hundred dollars.....
>
>
> How much for two sexual harassment lawsuits?


About a hundred dollars...
Attachments:

I just had a steep 50 square (5000 square feet) Cedar Shake tear off and replacement with a mid grade architectural shingle with the newer Tyvek type of underlayment, water dam shield along the lower edge of the entire roof, ridge vent, drip rail on the sides and lower edge, 5 vent collar, included replacement of 4 skylights that I supplied along with flashing kit. Requires 2 tall roll backs for trash.

I looked at a more advanced shingle but the shingle cost along was $12k!!!

8 man crew day 1, 5 man crew day 2 with 2 laborers for additional cleanup, 2 man crew day 3 for final finish up. It was a ball buster and luckily I waited until Oct for the job, otherwise it may have been a 4-5 day job in the peak of the Summer heat.

$16k or $320 per square.

Roof replaced by Marshall and had another roof repaired by Marshall. Very competent, fair priced, and do awesome work. Highly recommend.

shut the fuck up this post is from 2011

anyone knows you don't have to pay a day laborer more than $300 for a day

anyone can see on Home Depot the cost of shingles is hundreds not thousands

SHUT THE FUCK UP

don't hire ANYONE in fairfax. they'll always send illegals. the fuckers install gutters with water running the wrong way EVERY FUCKING TIME. They DO NOT install flashing correctly

mexicans hate the USA and any chance the crooked mother fuckers get they will cheat in a way to fuck you over "so you'll be forced to call back for an even more expensive service, done by mexicans"