We entail to replace our shake roof--what type of shingles and materials should we use? We bought our first house last summer, and the inspector recommended we...
We bought our first house last summer, and the inspector recommended we get twelve-monthly maintenance on the shake roof. Our house is a cape cod style beside a gabled roof. We live in Kansas City, so we get snow, precipitation, plus tons of heat in the summer. This spring I have two roofers come over to give me an estimate for yearly upholding, and both said the roof needs to be replaced because of the number of burn outs in the shingles. What type of shingle is the best for longevity, wear, deficiency of problems, etc? How much more expensive is a 50 year roof vs a 30 year roof? Are those shaped shingles much more expensive than traditional plain shingles?
Also, what thickness of plywood/particle board should be used underneath? Which should be used--plywood or particle board?
And finally, what should we be looking for when getting a bid--should the tear-down come near the price of the roof? What things should we look for in a roofing company? What type of warranty is typical for a re-roof?
Answers: I don't know what is best for your area. I do know that you will be paying 1/2 for materials and 1/2 for labor. So if you can afford it you should turn for the 50 year roof. Usually you get the years guarantee by the shingle company for the shingles standing up to wear and tear. The contractor will warranty the career they did (will not leak). other failures like interweave is up to your home insurance. I found it best to contract the removal and new roof by the same inhabitants. You could have problems with 2 guys coordinating and you don't want precipitation between them.
Get a metal standing seam roof. The architectural shingles (those that imitate cedar shakes) are going to wear the best, and those are both most appropriate for your home style (especially if you are replacing cedar shakes) and they are a good "current" choice for a roof.
The price difference for a 50 year roof vs. 30 year is singular going to be the price difference of the shingles--all other materials and labor will be the same. You can call a few lumberyards to bring quotes. The shaped shingles are more expensive, but I think those fit well on Victorians, not a Cape Cod. The actual vivacity of shingles will not be dictated by the number on the package, but by your roof pitch. The steeper your roof, the longer any roof will last.
The underlayment beneath will be dictated by your state and local building code--both bulk and material. Where I live, it's 3/4 inch OSB (particle board), but it could be different for you. The code may also phone for specifics on the felt paper and "eave guard," which help against ice dams. You can appointment your local building inspector and ask what the code dictates--that way you can inspect your bids for compliance with the code.
As for the bid, look for:
1. Your contractor should be licensed and insured--this is for your protection! Ask him to produce evidence. Also request references--call them, and drive out to see his work.
2. Your bid should specify when the work will be done, how long it is expected to appropriate, and exactly what tasks are included. Tear off is generally included, but look for that surrounded by the bid. Ask about how they will clean up the brief (you don't want roofing nails hanging out contained by your yard!).
3. Ask about warranty. The shingles will pass their own warranty, but that's only half the fighting, and it really covers how well the shingles last lay on your roof. You need to ask the contractor if they will guarantee their work on the flashing, and so forth.
4. Ask what type of roof vents will be installed, and after ask your contractor to show you the different types. Again--drive around and look at homes that have the different types.
5. Since you did not already have asphalt shingles, ask if in that will need to be any changes to the drip top and facia.
6. Ask how the company will deal with rainfall, in case you bring a rainstorm during the job.
By requesting 3 or 4 bids, and asking all of the contractors these question, you will likely learn plentifully about roofing, and they will reveal each others' weakness.
This should get you started! Best of luck.