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Subject: Roof Replacement Advice

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PaddyF
(California)

Posts:8

03/01/2010 7:29 AM
Our HOA (California) consists of 26 buildings -- townhomes. It was built about 30 years ago and our roofs are at the end of their useful life. Since replacing them will be the single largest expense in the history of the HOA, and since it's a very important item, I'm hoping that other HOAs that have had roofs replaced can offer some advice about the process. None of us on the Board are contractors -- we have a couple of good engineers but no one who have done contracting work. We have a roofing contractor that we like who has done roof maintenance, etc. They have examined the roofs and are in the process of submitting a bid. They've already said they recommend replacing the roofs rather than laying over a new one because nails are sticking up here and there on the old roofs (whoever put them on in the first place apparently used nails shorter than they should have). We know to be careful about getting bids from people who have the proper licenses, bonds, etc. But any experience people have had with roof replacement as regards materials, the process, etc. would, I'm sure, be most helpful!

RogerB
(Colorado)

Posts:4647

03/01/2010 8:54 AM
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.

JohnB26
(South Carolina)

Posts:487

03/01/2010 8:56 AM
Make certian the Association obtains a building permit and don't pay the final 33% until after sign-off by the authority having jurisdiction AND your engineer's inspection. If you don't have an engineer to draw up 'specs' and check bids ... get one! Pricey? ... yes ... but much cheaper than having a substandard roof installed!

JonD1
(New York)

Posts:706

03/01/2010 4:16 PM
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.

AnnieB
(Washington)

Posts:10

03/02/2010 5:49 PM
Have you considered employing a certified roofing consultant? We are also about to have our roofs replaced and recently discovered that there are experts like this. We are in the middle of our "gathering information" process, so I can't offer any other advice. We started out by talking to the company that has been doing our roof repairs in the past few years, and he recommended three different certified roofing consultants.

RickW
(Illinois)

Posts:160

03/02/2010 7:41 PM
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.

BrianK1
(Colorado)

Posts:51

03/15/2010 11:23 AM
If any of you reading this topic got an overlay job and are satisfied with it, please speak up. Our climate in Western Colorado is dry, low humidity. The proposal for roofing over the existing shingles includes installing ice and water shield in valleys. The current roofs with asphalt shingles are deemed to be in "fair condition" but they are 28 years old.

RogerB
(Colorado)

Posts:4647

03/15/2010 11:39 AM
Brian, if you plan to use dimentional asphalt shingles overlaying will reduce the life.

GlenL
(Ohio)

Posts:3526

03/15/2010 11:51 AM
I spent one miserable hot summer doing roofing and I DO NOT consider myself an expert by any means but when you overlay, it sometimes makes it much harder to find leaks. Often the water will flow through the cracks and groves of the old under-layer away from where the top layer has a hole sometimes the distance of half the roof before it infiltrates the building. Then you have two repairs, where it entered the building and where it originated.

Too bad the only people who know how to run the country are busy driving cabs and cutting hair. - George Burns

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