[quackaddict]

Some random thoughts.

I would never leave a layer of shingles on anything. You get one chance to inspect for rot, damage, etc. and your going to cover it up? Makes no sense to me.

Standing seam would probably be the "best" roof but it always comes with the price tag.

I would not do any exposed fastener steel on a building your not always around, the potential for leaks is significant as it ages.

Asphalt shingles might make the most sense from a cash flow perspective, cost per year over 20 years is probably workable. Guessing that a roof will last 50 years is a hard bet.

Id lean shingles after a tear off.

 

[Spencer]

....Asphalt shingles might make the most sense from a cash flow perspective, cost per year over 20 years is probably workable. Guessing that a roof will last 50 years is a hard bet.

Id lean shingles after a tear off.

I'm tending to agree.

 

[bluGill]

While insurance will sometimes repace a roof for 'free' it isn't free, they will move you to the catagoy of people who make claims all the time and increase your rates. If the roof is near expected end of life call it normal wear and pay for it yourself. If the roof is near new but the warrenty won't cover it that is what insurance is for. this is a complex topic, but important to consider.

 

[Tomfive]

Asphalt shingles might make the most sense from a cash flow perspective, cost per year over 20 years is probably workable.

I'm just curious, how much does it cost for a metal roof? Two and a half years ago (not the 1-1/2 I originally posted), we had our shingles replaced, with removal of the old roof and no plywood needed to be replaced. Our roofer charged us $500 per 10 ft X 10 ft square, any plywood that needed would be additional.

He said metal roof material itself would start at about that price or more and then to add on removal of old and installation charges.

Most people on this thread seem to like metal roofs, including me, but for those of you that put on metal roofs recently, can you share your costs or estimates please?

 

[Spencer]

My project for the house with porches, 24' x 36' garage/carport, and 2' overhangs everywhere came to 3,100 sq ft. (Pic in post #34)
Removing the old surface screwed metal roofing, installing 1x4 furring strips over the 3/4" OSB sheathing, and installing new Galvalume surface fastened metal including trim, etc. complete, came to $14,700.

 

[firsribyro1975]

I’ve dealt with a similar situation on an old building, and I totally get your concerns. I went with option 2 (furring strips and Galvalume) because it seemed like a good balance between durability and cost. The roofer I worked with was really confident about the system, but I did have concerns about the furring strips securing well into OSB.

 

[Fuzzy]

We ‘ve just experienced the reality of homeowner’s insurance. Specifically AAA. We had some cement siding blow off in a 60 mph wind gust this fall. It also lifted sections of siding away from the walls all around the house. Got three estimates and they all said complete residing was required. I concurred based on the extensive damage. Filed a claim through my agent and the AAA adjuster eventually came out with a roofing estimator for a full inspection. Eventually he called and said AAA required a structural engineer inspection. He showed up several weeks later and did a thorough inspection. Three months after I filed the claim, the adjuster called and said AAA rejected the claim and would pay nothing. Their reason was the siding (Certainteed) was an inferior product and would not be covered. We’re left with a $43,000 reside job on our dime and a claim, even though there was no payout, on our record. Added to a roadside assist claim earlier in the year, we hit the two claim limit of high rates with anyone else. Upwards to $8000/ year vs our present rate of $1500. Our agent advised us to wait until the new siding was up before reinsuring with a different company. I was impressed with how meticulous the structural engineer was with his inspection, but now realize he was building a case for inferior product. One has to wonder what would happen if the house burned down. Bottom line, stay away from AAA. And don’t count on warranties or insurance when you need them.

 

[ttazzman]

We ‘ve just experienced the reality of homeowner’s insurance. Specifically AAA. We had some cement siding blow off in a 60 mph wind gust this fall. It also lifted sections of siding away from the walls all around the house. Got three estimates and they all said complete residing was required. I concurred based on the extensive damage. Filed a claim through my agent and the AAA adjuster eventually came out with a roofing estimator for a full inspection. Eventually he called and said AAA required a structural engineer inspection. He showed up several weeks later and did a thorough inspection. Three months after I filed the claim, the adjuster called and said AAA rejected the claim and would pay nothing. Their reason was the siding (Certainteed) was an inferior product and would not be covered. We’re left with a $43,000 reside job on our dime and a claim, even though there was no payout, on our record. Added to a roadside assist claim earlier in the year, we hit the two claim limit of high rates with anyone else. Upwards to $8000/ year vs our present rate of $1500. Our agent advised us to wait until the new siding was up before reinsuring with a different company. I was impressed with how meticulous the structural engineer was with his inspection, but now realize he was building a case for inferior product. One has to wonder what would happen if the house burned down. Bottom line, stay away from AAA. And don’t count on warranties or insurance when you need them.

That sux...we had a tree fall on a carport structure this year with a tractor under it, it wasn't a simple easy process but in the end we were paid more that the insurance adjustment without court.........sounds like aaa has drawn a line in the sand at 0, time to read your policy closely and get more difficult as you need to understand on what written basis that's specifically in the policy they are rejecting your claim, also I would contact the insurance commissioner in your state with your problem...after accumulating responses then might be time to at least consult with a attorney.....I would also be documenting everything associated with the loss ongoing such as cost to temporarily secure the area etc...... its you or them now and you have nothing to lose

I would also have a conversation with the agent that sold you the policy and ask for their advice as sales is usually separate from claims and many times they can draw on history to assist you in navigating their company

 

[Fuzzy]

We have an excellent agent, fifteen years to date. He and I discussed this and he learned that many insurance companies state in fine print that they can refuse coverage of poor quality materials. Certainteed got out of the cement siding business due to lawsuits over failures of their products. They lost a huge class action settlement. The original owner/builder’s wife took a new job and her company provided a relocation agency to sell their home. We bought the home from the agency. Turns out the agency got a payout on the settlement from Certainteed and did not pass it on to us. Legally, they had the deed at the time, so the money was theirs. If I took AAA to court, I would likely lose due to that payout reinforcing that the siding was bad. AAA found a loophole. I’m not happy about it and the fact that it took three months for AAA to tell us, not to mention us being black listed for filing a claim that has been refused. The worst part is spending over $40k with nothing to show for it other than a different color house.

 

[ttazzman]

We have an excellent agent, fifteen years to date. He and I discussed this and he learned that many insurance companies state in fine print that they can refuse coverage of poor quality materials. Certainteed got out of the cement siding business due to lawsuits over failures of their products. They lost a huge class action settlement. The original owner/builder’s wife took a new job and her company provided a relocation agency to sell their home. We bought the home from the agency. Turns out the agency got a payout on the settlement from Certainteed and did not pass it on to us. Legally, they had the deed at the time, so the money was theirs. If I took AAA to court, I would likely lose due to that payout reinforcing that the siding was bad. AAA found a loophole. I’m not happy about it and the fact that it took three months for AAA to tell us, not to mention us being black listed for filing a claim that has been refused. The worst part is spending over $40k with nothing to show for it other than a different color house.

Intresting to say the least....our insurance company did a initial inspection of property and structures and comes every few years to look things over(we live in a area with no building codes)...also seems that unless the siding was disclosed during the real estate transaction the sellers could be at risk since they took a payout....all said I'm sure your doing all that's practical I just find it to be a intresting problem that i can see all sides of....thx for the additional info

 

[Fuzzy]

Things aren’t all bad. The property has doubled in value since we bought it and we still love the place. 👌

 

[Old Machinist]

I see this is an earlier thread but thought I would share some experience I have in Florida.

Several years back I needed to replace the roof on my home in N. FL. All of the metal quotes I got were several thousand dollars over a proper shingle roof replacement and ALL of them wanted to put the metal over my existing roof.

Florida being prone to hurricanes has some tough standards for roofing and it changes code every so often. My research indicated that Florida standards did not qualify ANY roof over existing shingles as a re-roof. Only installations that removed the existing shingles and re-nailing the wood to the new code was considered a re-roof.

I had not received any notice from my insurance but many were getting non renewal notices on homes with old roofs.

I ended up going with a company that ripped off the old shingles, repaired and re-nailed all the wood to current code, covered the whole roof with a peel and stick membrane, then installed 30 year rated shingles. After that they hired a wind mitigation inspector to evaluate and report on all the work so I could submit that to the insurance company for a discount.

My mother in law's house got a non renewal notice from her insurance company if the roof wasn't replaced. She was in assisted living and we had the house rented. I got a bare minimum quote from the company that did our house then decided to get another quote. The second company informed us there were a few shingles missing and suggested we hire a roof mitigation inspector or something like that. It turned out ANY loss of shingles could be attributed to wind damage and could be claimed under insurance. It took the guy 6 months of back and forth but he made the insurance company that threatened non renewal PAY for the new roof. We had to accept the insurance company's choice of roofing company but we were only out the cost of the inspector and a few upgrades we paid the contractor for that the insurance company wouldn't pay for. I think were were out less than $500 total. We didn't give a crap about hurting the insurance rating because it was in our dying relatives name. The company non renewed the policy after it was all done and it didn't cost any more to insure the house through another company using the same agent. I felt bad that the company that turned us on to the information didn't get the job but financially it was a big win for us and served the company that threatened the non renewal right to have to pay for it.

In hindsight I could have had MY insurance company replace my roof under the same rules because I had some missing shingle but it would have probably cost me more in the long run if they canceled us after the fact. I haven't shopped the insurance cost many times but every time I have all other options are twice what I pay currently. Even at that my home owners has gone up to almost 2 grand a year.

 

[Fuzzy]

The craziest part is why would they cancel someone who now has a new roof or siding. Exactly why my agent told me not to seek new insurance until my new siding is up. The risk for them to have to pay out a new claim is practically zero.

 

[muibrowloncu1987]

I’ve dealt with a similar situation on an old building, and I totally get your concerns. I went with option 2 (furring strips and Galvalume) because it seemed like a good balance between durability and cost. The roofer I worked with was really confident about the system, but I did have concerns about the furring strips securing well into OSB.

 

[1Badbird]

We filed a claim about 7 years ago after a micro-burst came through our neighborhood causing roof damage. Insurance adjuster came out and met with our contractor and determined hail/high winds caused the damage and a new roof was needed. They paid $27k (tear off, 30 year architectural shingles, ice barrier, gutter guard, 60 sq IIRC). No out of pocket cost however our homeowners insurance has doubled in the last several years hahahahahaha. I’m not too upset as home prices have soared in this area.

 

[bluGill]

The craziest part is why would they cancel someone who now has a new roof or siding. Exactly why my agent told me not to seek new insurance until my new siding is up. The risk for them to have to pay out a new claim is practically zero.

They cancel because people who make a claim are more likely to make more claims and that costs them money and in turn they need to raise rates which nobody likes so they cancel people who make unexpected claims. if the roof is near end of life replace it out of your own pocket. Insurance is for when the roof shouldn't be end of life but it failed anyway.

 

[Fuzzy]

I can’t give you a like on that, but I understand what you‘re saying. In hindsight, I should not have filed a claim as Certainteed got out of the siding business due to proven poor quality materials. The main reason why I’m not contesting the refused claim.

 

[Orangejbird]

View attachment 948602
View attachment 948603
Is this a standing seam roof ?
This metal has been on this house for approx. 110 years . It's still dry inside because it's used to store small alfalfa bales .

Best roof system for longevity

 

[Fuzzy]

How much are you willing to spend, what is the market value of your home, how old are you and how long do you plan to keep the home?

My roof is 1” thick cement tile. When purchasing the home, I hired a building inspector before closing the deal. He said the roof would probably outlast the house by hundreds of years. But, it’s important that the house and framing is strong enough to support the weight of the tiles.

 

[Old Machinist]

Sorry to bring politics into the discussion but this isn't partisan so relevant without being one sided. Last week I heard Florida is considering a ban on asphalt shingles. Too many insurance claims. ALL of our politicians are in bed with the insurance industry. Prior to the last election I was looking at all their campaign contributors and ALL of them had large contributions from Insurance so they are bought and paid for.