Roof Replacement Advice

Paddy, You mentioned "laying over a new one". If you are referring to fiberglass asphalt shingles, I suggest stripping all shingles and felt; repair/replace plywood as necessary; and put down 15# or 30# felt; high quality fiberglass asphalt shingles (there are many options to research and consider); and new gutters. If you are considering a different type shingle I would look into stone coated steel. Discuss with your insurance agent; research for good roofing contractors and get at least three bids. Negotiate for best price since this is large job.

I too would not suggest you allow another layer of roofing to be installed over the existing roof.

Roofing replacement is sometimes tough to estimate as far as cost because in some cases you will not know the extent of the work needing to be done till after the work has started.

Is the plywood still good under the shingles?? You will not know until the job has begun. And each and every building could be in a different state of wear due to many conditions. Many contractors will give you a price to replace the roof with an additional charge per sheet of plywood if and when needed added to their cost.

Do you have the funds to cover the cost of replacing the entire roofing project consiting of 26 buildings? Do you even have a ballpark number as to the cost???

Do you plan to do all the buildings at one time? The contractor needs to be big enough to handle such a project. Many smaller size contractors would not be.

I would research this project carefully. What conditions should be included in the contract. Cleanup, sanitary or toilet facilities to be provided by the contractor, waste disposal of debris, schedule of work, payment schedule.

It might be worth your property's expense to hire a qualified individual to not only help you with the hiring of the contractor and planning of this project but also to oversee the work as it is perfromed on a daily basis. A small amount might be worth investing in protecting your interests.

There are several factors I think you should consider. First, how is this to be funded, if your capital reserves are in order, then this project is better funded.

I'm not a roofing expert, but I am in the architectural field. Assuming your roofs are asphalt shingles, which, given you are in CA might not be the case, I would expect to have to do a complete tear-off. I'm not sure I would even consider laying another roof over this one. A roof that is 30 years old has run its life and I would expect to see some rotting of the roof sheathing underneath. In the midwest a new product has emerged called Ice Shield that is not applied to valleys and roof edges. I doubt this would pertain to you, but, remember new products have been introduced since your last roof was installed.

The association I'm involved in is only 10 years old, so we have yet to get to roof replacement. However, several months ago, there was a thread on this site about metal roofing. You should check into that, it might be more expensive, but it is better in the long run and maybe there would be some LEED or Green issues that might help with funding or tax credits.

Like others have said...hire an engineer who can provide a tight set of specs to be used in obtaining bids.

Brian, if you plan to use dimentional asphalt shingles overlaying will reduce the life.

Always check with the BBB of your area. Do not believe if you see a BBB on any advertising. Make sure they are on there. You can read reviews and verify they are a company. Make sure licensed and insured. Check out other jobs they did. You don't need "archectual" shingles unless it's required. They are extra money.

There are products out there that are "spray on". Seen on TV. Not sure how well it works but it may be a good option to also look into if roof is not too far gone.

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