Roof Replacement - Cost to cure

[Scott R Marshall]

http://www.newenglandmetalroof.com/roofing-calculator.html

I don't buy it. First there are too many market variables to solely rely on New England Metal Roof's data. Secondly, while I'm fairly confident I could come close to measuring total roof surface, I wouldn't do it unless the measurements were very simplistic. Then I need to make a judgement on what the severity of my pitch is and then determine any oddities (dormers, rotundas, etc.) While I will not say that any appraiser doing this is doing so beyond their experience level, I will say that it is something I will not do when dealing with extensive repairs. Way too much room for error when the issue can be more adequately resolved, in my opinion, by getting quotes from local professionals in your market.

Never mind the potential mold issue.

 

[CANative]

The OP stated the $38k estimate was from the RE agent who got it from a local roofing contractor...

(this is according to the listing agent who told me the estimated cost for the new roof is $38,000..apparently he had a roof contractor look at the roof...I was not provided the actual figures in writing).

A simple search for a free online roofing repair calculator tends to corroborate the estimate. If I looked harder I could probably find a calculator from a company in Florida. I tested that calculator for a 1600 sf house, easy roof, asphalt shingles, no stripping and the price was $7,520.

Besides, $38k for 4,500 sf of roofing? That's only $8.44/sf.

 

[residentialguy]

At minimum, contact the lender and see which direction they want to go with this.

So many are suggesting to give it a C6 or C5 rating and that is a dead deal with Fannie and Freddie. It will need to be fixed - this will not get done as-is. Give it a C3 rating based on the hypothetical condition that it is repaired. You're not going to get good comps on a C6 or C5 rating without adding other issues with those sales.

 

[Tim The Enchanter]

We had some minor work done to our roof last year for $600. Realizing the roof will probably be done in about 5 years, I asked what it might cost to reroof at then current prices. He said about $5,000.

The newengland metal roof site says $11,197 for a simple asphalt shingle roof, 1450 SF house plus 400 SF garage attached. $9391 if we don't strip off the old roof (which will need doing). :Eyecrazy:

 

[Kyle77]

http://www.newenglandmetalroof.com/roofing-calculator.html

Thats a total joke.

 

[Kyle77]

I ran a qucik estimate on simsol when I replied. Simsol is a little low but will run Xactimate tomorrow. Xactimate is the standard of the claims industry and is what most contractors use these days as well. I won't use reconstruction costs either. If I'm not mistaken I did on Simsol and if so the estimate will be lower.

 

[Kyle77]

Well let me say that I forget once again that it is an entirely different part the country and I have never seen the roof. There may be many variables but it wouldn't be close to that here. Of course I live in the sticks so there may be a huge difference there. I'm a property claims adjuster also so this is something I have direct experience with.

 

[Kyle77]

A quickie estimate on Xactimate with 15% waste gave me $26,480. 15% would mean 2-3 hip etc. Keep in mind that this is using new construction costs. "S" tile (sustainable) gave me right at 20k. Barrel mission gave me 26k. This is also including 10 & 10 O & P as well and 7.25% sales tax. I'll run it for Florida tomorrow sometime.

 

[Mike Garrett RAA]

A typical roof on a market average house IN MY MARKET costs less than $5,000. I am not an expert in estimating cost of roof replacement and would ASK for a bid from a licensed roof contractor.