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Old 03-23-2011, 12:17 PM
 
23 posts, read 61,073 times
Reputation: 11
Default Roof Replacement costs in CT - ballpark?

I'm trying to get a ballpark figure for getting roof replaced for a 2 story 2100 sqft house in Middlebury, CT. Has anyone replaced theirs recently?

I know there are lot of things to be taken into consideration like (height, sqft, pitch, type of shingles.. etc).. but just trying to get a ballpark..

Also I would like to know advantages and/or disadvantages of laying the new shingles over the existing old shingles (Go over).

Also please let me know which one is preferable - go over or rip off the old shingles and put the new ones.

Please advice.
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Old 03-23-2011, 02:43 PM
 
Location: Fairfield
588 posts, read 1,100,230 times
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Quote:
Originally Posted by coolguy View Post
I'm trying to get a ballpark figure for getting roof replaced for a 2 story 2100 sqft house in Middlebury, CT. Has anyone replaced theirs recently?

I know there are lot of things to be taken into consideration like (height, sqft, pitch, type of shingles.. etc).. but just trying to get a ballpark..

Also I would like to know advantages and/or disadvantages of laying the new shingles over the existing old shingles (Go over).

Also please let me know which one is preferable - go over or rip off the old shingles and put the new ones.

Please advice.
First thing I had to do when I bought my house almost 4 yrs ago. Spent right around $10k for roughly the same size house, including new Leaf Guard gutters. I'm sure a roofer or contractor can do better pros/cons of going all new or over the top of existing, but here are a couple of thoughts:

- How many layers already exist? I think the max is 3.
- How is the weather- and water-proofing layer under the existing shingles? Did they do the minimum 3 feet of water proofing or 6+?
- Did they put up proper flashing around the chimney and all exhaust vents? I suspect this is a huge weakness in my roof now - I believe the guy who did ours didn't properly seal around the bathroom vent exhaust and that's what caused a lot of the ice damming to melt and back water under the shingles into the house in a few spots, primarily at the end of the roof line almost exactly in line with the exhaust.
- Do you see any problems from the attic side - holes, warping, rotted sections, etc? If there are, you'll need to have that replaced as well.
- Is your attic finished, or raw space?
- What about your gutters - are they new? Special / custom? Do you want new standard gutters put up, or something like Leaf Guard? If so, ask your roofer if he marks up the LeafGuard pricing, or if you can go direct and coordinate between the 2 companies.
- Do you have proper drainage for the leaders (I think that's what they are called) heading down from the gutters? Our old one's were kind of wedged into a sort of ceramic pipe that led down and away from the house along the foundation. We discovered this was cracked (possibly by the new roofer), and had to come up with an alternate solution. First attempt ended up overloading a section near the garage foundation and caused some shifting...had to redirect the water further out and add perforated pipe and set up a sort of leaching field away from the house. Much better now.

Be prepared for a lot of banging, a mess of nails and bits of shingles thrown all around your yard and landscaping, and a mess in your attic.
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Old 03-23-2011, 03:31 PM
 
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Never ever place new roofs over existing ones. You never know whats beneath your old roofs! -> advised by Holmes Inspection
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Old 03-23-2011, 06:01 PM
 
Location: W Simsbury
139 posts, read 132,758 times
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I'll probably be getting an estimate soon and will try to remember to post back here when I do. We've had some minor leaking issues over the past two years (all contained, as far as I can tell, to the attic storage area we have easy access to, so I was able to put some rubbermaid boxes down to catch the drips). This past fall we had a roofer come out who advertises that he does repairs, and he stated that our roof was not showing signs of "systemic failure" (which would have been the case had there been leaks all over the place), so he did some repairs here and there. That solved/minimized a couple of the leaks, but at least one leak persisted. He came out again, and did something. Another storm, it leaked again. He's supposed to call me this week to schedule another day to come out and look at it.

As I said, when he does come out, I'm also going to ask him to give me an estimate for re-roofing everything, just so that I can prepare myself (emotionally and financially) over the next year. I'm still hoping he can patch up the leak and get me another year or more of life out of it. If memory serves, the house was built in 1985, so the roof is about 26 years old now.

As for his estimate, I'm preparing myself for the worst, because we have a lot of gables (?), different roof lines, some skylights, and a steep pitch. We only have the one layer, but we have what I believe are called architectural shingles, and I think I heard before that you can't do a 2nd layer over that type of shingle (or, if you can, it might look awful and/or have other issues).
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Old 03-23-2011, 06:02 PM
 
Location: CT - close to coast
24,471 posts, read 12,954,671 times
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Quote:
Originally Posted by coolguy View Post
I'm trying to get a ballpark figure for getting roof replaced for a 2 story 2100 sqft house in Middlebury, CT. Has anyone replaced theirs recently?

I know there are lot of things to be taken into consideration like (height, sqft, pitch, type of shingles.. etc).. but just trying to get a ballpark..

Also I would like to know advantages and/or disadvantages of laying the new shingles over the existing old shingles (Go over).

Also please let me know which one is preferable - go over or rip off the old shingles and put the new ones.

Please advice.
I had it done 3 yrs ago .. Ripped up old roof. Ripping up old tounge&groove wood(unfortunetly) Installed all new 1/2" plywood. Dumpster. all new Gutters. Moisture paper. Metal Flashing. ridge vent for attic. flashing around chimney. Asphalt shingle roof. .. Material & Labor For $16,000.

Depends which type of roof material you pick... Lots of variables... I wouldn't go over the old roof. A roof lasts longer if its allowed to breath easier. Think of it like carpet. Would you put new carpet over old.

Last edited by Cambium; 03-23-2011 at 06:16 PM..
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Old 03-23-2011, 06:04 PM
 
Location: In a house
5,227 posts, read 4,887,164 times
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You are almost always better off removing the roof. I say almost because the ice dam protecting underlayment has been around long enough now that its under SOME roofs needing replacement. But its not under most of them. Also any flashings will be installed into the first roof, when a new roof is laid over them, in almost all cases you cant get that water back on top. It might not drip on your head, but it will be letting the decking or framing get wet and by the time you do remove the roof there will be damage. Some houses dont have troublesome flashing details, some do.

If I could safely guess that your 2100 sf house has a 1050 sf roof I'd think your looking at $4000+ or - to rip it down to the sheathing, replace any necesarry flashings, install an architectural type shingle & clean the mess. Thats down here in FFld county.
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Old 03-23-2011, 07:08 PM
 
Location: Connecticut
14,254 posts, read 22,344,762 times
Reputation: 3103
Quote:
Originally Posted by Konig1985 View Post
Never ever place new roofs over existing ones. You never know whats beneath your old roofs! -> advised by Holmes Inspection
I assume you are talking about Holmes on TV. A most annoying person IMHO. He always does things "right" but that usually means the most expensive way. He forgets that not everyone has $20,000 to drop on a roof. Jay
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Old 03-23-2011, 08:02 PM
 
Location: Cheshire
56 posts, read 149,037 times
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Our roof was one of our first major projects here. My house is 1,500 sq ft cape and we spent $9000 for a complete tear off and new architectural shingles. Everyone who posted here is right about not going over an existing roof and most roofers will probably tell you the same. Shop around and always get a few estimates.
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Old 03-24-2011, 01:38 PM
 
23 posts, read 61,073 times
Reputation: 11
Hello Everyone,

I appreciate all of your responses. I have another question - what is the maximum life of the roof shingles?

The house is only 16 years old (so it the roof) - these are three tabs asphalt shingles (NOT the architectural shingles). Only a few shingles (4 or 5) have torn. Is torn/broken shingle sign for I'm not sure if it would be better just to replace the broken/torn ones or redo the whole roof. Any insight on this is highly appreciated.
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Old 03-24-2011, 01:48 PM
 
Location: West End-Hartford
546 posts, read 1,169,285 times
Reputation: 330
Check with the installer and manufacturer, but sometimes the warranty on a roof shingle is voided if it is installed over an existing layer.
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