Shakes - Overbuilt - Trophy Properties

[Terrel L. Shields]

NO not the D. T. s

I just looked at a huge property - 200 acres and a 4500 SF dwelling with a custom built "guest house"....the now-deceased owner used it for textiles (a nice loom that cost a pretty ¢ was in there) 1200 SF, with 1200 SF basement.

The Ranch manager said it cost $1.5 million total with several hundred thou on the lanscaping, security fence, and dirtwork alone. I'm figuring it pushed $200/SF which is way over the top money for this remote rural area. Imported stone walls, etc. etc. Not garish but very very tastefully decorated.

The roof is wood shake. Very few houses in this region are now shake. The house is only 6-7 years old, but the shakes are exhibiting substantial curling and several are laying on the grounds having been blown or rotted off.

That seems an awfully short life span for shake. How long do you think the life of a shake should be? And would you not want to replace the entire roof at the same time rather than simply patch the bad spots which is going to exhibit different patina?

The house is obviously overbuilt. But as a trophy type property, I was asked by and suggested to the trustee that it might be a candidate for national exposure. A designated scenic stream goes through the place, its on a highway and straddles 2 states. Also, there are places on the property where arrowheads abound. It appears to have been a site where arrowheads were made adjacent to flint materials. As the ranch hand said, in places he doubted you could turn over 2 shovels full of dirt without finding an arrowhead... Me thinks my meter will be running overtime on this one.

 

[gojira]

Better you than me! That sounds like a doozy. Not sure how far you're going to expand for sales but I have access to texoma and ardmore area MLS if you want me to have a look in either or both.

 

[Restrain]

Wood shakes are a fire hazard and are being replaced down here. No new homes with shakes. Figure double the costs for a roof replacement to tear off, install new decking and roof.

 

[JSmith43]

Premium cedar shakes will have the grain run mostly long & won't curl as easily as cheaper grades. I think the good cedar is pretty scarce now.

I wonder if they were nailed in the wrong place? They should last 20+ years if it was good wood, longer if it was good plus had UV treatment. That is my MN perspective. They might get rougher moisture cycles down there.

Yes, a high end property with misc. patches on a heavy shake roof is probably unacceptable. It is like a sign reading ugly, plus high maintenance. Should have gone with slate or tile, etc. But, I suppose it was a woodsy setting.

 

[biker4ever]

I had a 18 yr old house I sold with shake roof and it was pretty much done. I would never buy a house with shake again. They are supposed to be rated for 25 yrs.

 

[J Grant]

Are the arrowheads worth more than the house?

Sounds like a property that could be converted to a guest ranch/resort for fishing, nature exploring etc. Might have a better chance selling that way that as a private residence (if they can get a permit for that use)

 

[sputnam]

The life of wood shakes is going to vary a lot depending on weather conditions/climate. There is a reason that you never see wooden roofing in some parts of the world.

 

[Mr Rex]

A Cedar shake roof will last 50 years+ if properly maintained. Probably 15-20 years with no maintenance. They are also available with a Fire Resistant treatment.

 

[Terrel L. Shields]

Might have a better chance selling that way that as a private residence (if they can get a permit for that use)

No restrictions here, in fact there is a fishing resort up the creek about 2 miles. But as close as we are to Wal-Mart HDQ, i suspect the most likely buyer would be someone associated with W-M or someone with money who wants to retire to a "ranch".

I think I am going to deduct for the cost to replace the roofing. I don't see simply repairing it since almost all the sides have "issues" of curling or missing shingles. There was one lying in front of the front door when we arrived.

The trustee had two teams of Realtors making recommendations on how to market this place. It's a good couple of weeks work. The total estate is over 1000 acres. And there are 4 occupied dwellings plus the house and "guest house" on the whole ranch. But it could be easily divided into 4 or even 5 places.

 

[Craig in Oregon]

Going to make a terrific chapter in your appraiser memoirs, Terrel.
From western Oregon perspective, wet climate with good maintenance (cleaning out the slot between shakes yearly, at least), #2 thick shakes go 25+ years.
Dry or widely fluctuating wet/dry/wind/T-storm climate, they last 3 to 10 or until the next tornado takes them away.
#1 or #2 cedar is scarce and $$$$ now. Even here.