got this roof low estimate from my current remodeling company, what should be included?

[Anonymous]

We have a company renovating our house, roof was not part of the contract initially. However, we asked them, they said $3,500 for a roof replacement including the front shingles replacements, renewal of the front dormer window, replace/repair any damage/rotten woods and rear balcony roof replacement as well.

Price seems to be really good, but is it too good to be true or since they are working on our house and offer a better price?

Also, what should this roof replacement include if I forgot to mentioned? How do I tell that they really replaced it or repair? Was this happened to you before?

Thanks for any input.

[Anonymous]

sorry, this is in DC, rowhouse with metal flat roof about 600 sq ft.

[Anonymous]

Alos, do they need a permit to start?

[Anonymous]

Could be that price since they're on site already.

You almost always need a permit for roof work, but I don't know DC laws for sure.

[Anonymous]

Get specifics on type of shingle, there are very cheap shingles with a limited warranty. Example:

http://roofing.owenscorning.com/homeowner/shingles/supreme-ar.aspx

Then you have the other end, like GAF energy efficient, which are probably at least twice as expensive:

http://www.gaf.com/roofing/residential/products/shingles/timberline/Timberline-Cool-Series/Timberline-Cool-Series-Shingles.aspx

Also, make sure your contractor is including an ice barrier.

IMO, the price you quoted is fairly reasonable for a low to mid-quality shingle where a crew is mobilized.

[Anonymous]

That's a little lower than what I was quoted for my townhouse roof (in close-in Fairfax), but yes, it may be lower because the crew will already be out there.

[Anonymous]

I don't know about metal roofs, but at our first house, part of our roof was replaced without a 'drip edge' between the roof and the gutter and it resulted in huge leaking problems when there was snow and ice. The same goes for an ice/water shield (underlayment), but again, these suggestions are for a shingled roof.