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Home > Archive > Home Repair forum > February 2007 > Cost of replacing a shake shingle roof
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Cost of replacing a shake shingle roof
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| My wife & I are looking at buying a house in the Seattle area which has an
older shake shingle roof. I am trying to get a rough idea of what it would
cost to replace this roof. I know it is impossible to come up with an exact
figure without a professional actually coming out & doing an estimate, but
at this point I'm just trying to get a ball park figure. The house has a
1st floor of ~ 1900 sq'. It has an attached garage of ~ 600 sq'. Both are
covered with a straightforward, run of the mill sloped roof ending in
gables. The house was built on the mid 70's, the owner has disclosed that
the roof has been "repaired", I'm guessing if the majority is 30+ years old,
a replacement is in order. Whether we have them do this as a sale condition
or use it as a bargaining point to reduce the cost, it would benefit us to
have some idea of replacement costs. Also, while you see a lot of these
roofs around here in certain areas, the notion of bare wood being the best
possible roofing material in such a rainy climate seems a bit illogical to
me. I've seen several that look awfully mossy/mildewed/waterlogged/rotten
Are there any newer alternatives worth considering, metal, perhaps?
TIA
Dan
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| betsyb 2007-02-26, 8:25 pm |
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--
"Anybody can have more birthdays, but it takes balls to get old!"
BetsyB
"Dan" <none@hotmail.com> wrote in message
news:wMudnfcLJ4184n7YnZ2dneKdnZydnZ2d@comcast.com...
> My wife & I are looking at buying a house in the Seattle area which has an
> older shake shingle roof. I am trying to get a rough idea of what it
> would cost to replace this roof. I know it is impossible to come up with
> an exact figure without a professional actually coming out & doing an
> estimate, but at this point I'm just trying to get a ball park figure.
> The house has a 1st floor of ~ 1900 sq'. It has an attached garage of ~
> 600 sq'. Both are covered with a straightforward, run of the mill sloped
> roof ending in gables. The house was built on the mid 70's, the owner has
> disclosed that the roof has been "repaired", I'm guessing if the majority
> is 30+ years old, a replacement is in order. Whether we have them do this
> as a sale condition or use it as a bargaining point to reduce the cost, it
> would benefit us to have some idea of replacement costs. Also, while you
> see a lot of these roofs around here in certain areas, the notion of bare
> wood being the best possible roofing material in such a rainy climate
> seems a bit illogical to me. I've seen several that look awfully
> mossy/mildewed/waterlogged/rotten Are there any newer alternatives worth
> considering, metal, perhaps?
>
> TIA
>
> Dan
>
Hi Dan, I am sitting here reading your note. I know nothing about the cost
of the replacement you would like. I do know you need to include the angle
of the roof in your numbers. Length X width and the measurements of both
sides. If this is incorrect someone will surely tell me.
Betsy
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| "betsyb" <betsy958@TRASHoptonline.net> wrote in message
news:es02ml02f5k@news3.newsguy.com...
>
> Hi Dan, I am sitting here reading your note. I know nothing about the cost
> of the replacement you would like. I do know you need to include the angle
> of the roof in your numbers. Length X width and the measurements of both
> sides. If this is incorrect someone will surely tell me.
> Betsy
>
I don't have those figures. I'm just looking for "ballpark" at this point.
It's a typical looking gabled sloped roof covering a space as I described.
Not steep, not flat, just "average".
Dan
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| HeyBub 2007-02-26, 8:25 pm |
| Dan wrote:
> My wife & I are looking at buying a house in the Seattle area which
> has an older shake shingle roof. I am trying to get a rough idea of
> what it would cost to replace this roof. I know it is impossible to
> come up with an exact figure without a professional actually coming
> out & doing an estimate, but at this point I'm just trying to get a
> ball park figure. The house has a 1st floor of ~ 1900 sq'. It has
> an attached garage of ~ 600 sq'. Both are covered with a
> straightforward, run of the mill sloped roof ending in gables. The
> house was built on the mid 70's, the owner has disclosed that the
> roof has been "repaired", I'm guessing if the majority is 30+ years
> old, a replacement is in order. Whether we have them do this as a
> sale condition or use it as a bargaining point to reduce the cost, it
> would benefit us to have some idea of replacement costs. Also, while
> you see a lot of these roofs around here in certain areas, the notion
> of bare wood being the best possible roofing material in such a rainy
> climate seems a bit illogical to me. I've seen several that look
> awfully mossy/mildewed/waterlogged/rotten Are there any newer
> alternatives worth considering, metal, perhaps?
I'm gonna guess at something just south of ten grand.
If you're thinking about living in a jurisdiction that allows cedar shake
roofs, don't. You neighbor's shake roof will cause your house to burn to the
ground - especially if your house, too, has a cedar roof. When dry, those
shakes burn like a flame thrower and toss burning sparks way into the air
that come down everywhere.
Alternatives? Sure. Composition shingles are inexpensive, last for decades,
and are easy to install.
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| Steve B 2007-02-27, 3:25 am |
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"Dan" <none@hotmail.com> wrote
> I don't have those figures. I'm just looking for "ballpark" at this
> point. It's a typical looking gabled sloped roof covering a space as I
> described. Not steep, not flat, just "average".
>
> Dan
That's easy. It will cost between $2 and $2,000,000.
What do I win?
Steve
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| On Mon, 26 Feb 2007 16:48:44 -0800, "Dan" <none@hotmail.com> wrote:
>My wife & I are looking at buying a house in the Seattle area which has an
>older shake shingle roof. I am trying to get a rough idea of what it would
>cost to replace this roof. I know it is impossible to come up with an exact
>figure without a professional actually coming out & doing an estimate, but
>at this point I'm just trying to get a ball park figure. The house has a
>1st floor of ~ 1900 sq'. It has an attached garage of ~ 600 sq'. Both are
>covered with a straightforward, run of the mill sloped roof ending in
>gables. The house was built on the mid 70's, the owner has disclosed that
>the roof has been "repaired", I'm guessing if the majority is 30+ years old,
>a replacement is in order. Whether we have them do this as a sale condition
>or use it as a bargaining point to reduce the cost, it would benefit us to
>have some idea of replacement costs. Also, while you see a lot of these
>roofs around here in certain areas, the notion of bare wood being the best
>possible roofing material in such a rainy climate seems a bit illogical to
>me. I've seen several that look awfully mossy/mildewed/waterlogged/rotten
>Are there any newer alternatives worth considering, metal, perhaps?
>
>TIA
>
>Dan
>
14,000 should do it.
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"Steve B" <SurDO2Diver@Neptune.com> wrote in message
news:SDNEh.32758$AU.26379@newsfe07.phx...
>
> "Dan" <none@hotmail.com> wrote
>
>
> That's easy. It will cost between $2 and $2,000,000.
>
> What do I win?
>
> Steve
>
The XXXXXXX award
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"HeyBub" <heybubNOSPAM@gmail.com> wrote in message
news:12u75kcbaq51f4a@news.supernews.com...
> Dan wrote:
>
> I'm gonna guess at something just south of ten grand.
>
> If you're thinking about living in a jurisdiction that allows cedar shake
> roofs, don't. You neighbor's shake roof will cause your house to burn to
> the ground - especially if your house, too, has a cedar roof. When dry,
> those shakes burn like a flame thrower and toss burning sparks way into
> the air that come down everywhere.
>
> Alternatives? Sure. Composition shingles are inexpensive, last for
> decades, and are easy to install.
Bub & Deke-Thanks for the replies. I was thinking in the 10-15 range, so I
guess I wasn't too far off. I had always heard about the fire thing,
especially in Southern CA., an ember from one shake roof setting another
ablaze. Around here, they mostly just look like they're so wet you'd have
to turn a torch on them for half an hour just to dry the out ;-)
Dan
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| Steve Barker 2007-02-27, 9:25 am |
| I would never put a wood roof on anything. It's so primitive. There are
modern alternatives. Composition comes to mind. 30+ year timberline comes
to mind. Check them out at :
http://www.gaf.com/General/GafMain.asp?Silo=RES1&WS=GAF
--
Steve Barker
"Dan" <none@hotmail.com> wrote in message
news:wMudnfcLJ4184n7YnZ2dneKdnZydnZ2d@comcast.com...
> My wife & I are looking at buying a house in the Seattle area which has an
> older shake shingle roof. I am trying to get a rough idea of what it
> would cost to replace this roof. I know it is impossible to come up with
> an exact figure without a professional actually coming out & doing an
> estimate, but at this point I'm just trying to get a ball park figure.
> The house has a 1st floor of ~ 1900 sq'. It has an attached garage of ~
> 600 sq'. Both are covered with a straightforward, run of the mill sloped
> roof ending in gables. The house was built on the mid 70's, the owner has
> disclosed that the roof has been "repaired", I'm guessing if the majority
> is 30+ years old, a replacement is in order. Whether we have them do this
> as a sale condition or use it as a bargaining point to reduce the cost, it
> would benefit us to have some idea of replacement costs. Also, while you
> see a lot of these roofs around here in certain areas, the notion of bare
> wood being the best possible roofing material in such a rainy climate
> seems a bit illogical to me. I've seen several that look awfully
> mossy/mildewed/waterlogged/rotten Are there any newer alternatives worth
> considering, metal, perhaps?
>
> TIA
>
> Dan
>
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| HeyBub 2007-02-27, 1:26 pm |
| Dan wrote:
>
> Bub & Deke-Thanks for the replies. I was thinking in the 10-15 range,
> so I guess I wasn't too far off. I had always heard about the fire
> thing, especially in Southern CA., an ember from one shake roof
> setting another ablaze. Around here, they mostly just look like
> they're so wet you'd have to turn a torch on them for half an hour
> just to dry the out ;-)
There will come a time - next month, next year, sometime - when your area
will experience a drought. Then, all the careless practices and defective
equipment that's been harmless for possibly decades will envelope you with a
vengence.
I remember when a 300+ unit apartment house in my town had its cedar shake
roof catch on fire from some idiot's vat of boiling oil. The fire department
pulled SEVEN alarms - over fifty pieces of equipment, 200 firefighters.
Couldn't even save the cars in the parking lot!
And I'm in a city almost as humid as Seattle.
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| "Steve Barker" <ichasetrains@some.yahoo.com> wrote in message
news:wNidnWekPYBn0XnYnZ2dnUVZ_hOdnZ2d@giganews.com...
>I would never put a wood roof on anything. It's so primitive. There are
>modern alternatives. Composition comes to mind. 30+ year timberline comes
>to mind. Check them out at :
>http://www.gaf.com/General/GafMain.asp?Silo=RES1&WS=GAF
>
>
Thanks Steve, very interesting/informative site.
Dan
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| tmiller@classicroof.com 2007-02-27, 8:25 pm |
| On Feb 26, 7:48 pm, "Dan" <n...@hotmail.com> wrote:
> My wife & I are looking at buying a house in the Seattle area which has an
> older shake shingle roof. I am trying to get a rough idea of what it would
> cost to replace this roof. I know it is impossible to come up with an exact
> figure without a professional actually coming out & doing an estimate, but
> at this point I'm just trying to get a ball park figure. The house has a
> 1st floor of ~ 1900 sq'. It has an attached garage of ~ 600 sq'. Both are
> covered with a straightforward, run of the mill sloped roof ending in
> gables. The house was built on the mid 70's, the owner has disclosed that
> the roof has been "repaired", I'm guessing if the majority is 30+ years old,
> a replacement is in order. Whether we have them do this as a sale condition
> or use it as a bargaining point to reduce the cost, it would benefit us to
> have some idea of replacement costs. Also, while you see a lot of these
> roofs around here in certain areas, the notion of bare wood being the best
> possibleroofingmaterial in such a rainy climate seems a bit illogical to
> me. I've seen several that look awfully mossy/mildewed/waterlogged/rotten
> Are there any newer alternatives worth considering,metal, perhaps?
>
> TIA
>
> Dan
It sounds like your roof is approximately 30 - 33 squares. A square is
100 square feet. Sounds like it is a pretty simple design.
I agree with you that wood shakes do not pose the fire risk up your
way that they do in other climates. But I also agree that wood shakes
are not the best performers in wet climates like yours.
Ultimately, the cost is going to have a lot to do with getting the old
shakes off and also whether you then have to deck the roof.
There are some metal shake facsimile products that are regularly
installed over old shakes. I have about 25 years experience with jobs
like that with no problems.
Okay ... now for a shameless plug ... well, not really, just stating
facts ... my company manufactures metal shake facsimiles ... our
products can be seen at www.classicroof.com Our products are available
in the Pacific NW.
Let me know though if you have any questions about roofing or other
products ... I have been around a long time and just enjoy helping
whenever I can.
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| tmiller@classicroof.com 2007-02-28, 8:25 pm |
| On Feb 28, 12:14 am, "Dan" <n...@hotmail.com> wrote:
> <tmil...@classicroof.com> wrote in message
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> news:1172619402.723990.128250@k78g2000cwa.googlegroups.com...
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> Thanks for the informative reply, I'll check out your site. I know people
> find them esthetically pleasing, but the idea of wooden shingles just seems
> nuts to me. I think COPPER would look really cool on this house, once it's
> turned green, but probably cost damned near as much as the house itself.
>
> Dan- Hide quoted text -
>
> - Show quoted text -
A few years ago copper was a HUGE bargain but it is pretty pricey
right now. There are aluminum and steel roofs painted in various
colors to resemble new, aging, or aged copper.
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