OfflineI have this house that has has an unusual 1' by 1 1/2' I guess you could call it a hole in the roof I think through the soffit and the damage goes all the way through the sheathing, but doesn't damage the shingles so I am unsure what happened and how much cost to estimate for that. It also has a double gable where in the corner it appears to have more sheathing damage around a foot or two wide by a foot in length I am guessing from water and the water pours off and onto the other gable shingles because it has no gutters there also doing more damage before finally falling to the ground.
Therefore I am unsure how to price just that or if I should quot a new roof and have them check all the sheathing? I couldn't see it in the attic as they have that radiant barrier up. I also noticed a lot of lite openings in the attic like where the vents are supposed to be sealed or the starter shingles should be in some spots. They also used nails to long and were going all the way through the attic. I was worried I'd get hurt walking around up there! I also saw a spot where a leak might be but I can't tell if it is the hvac or where the roof finally leaks down it is small 3 inches wide and maybe 6 inches long.I think I'm going to try to get quot to replace the whole roof.
Figuring it will run in the ball park of $7,500 2682sq/ft house, for architecture composition shingles (I WANT over standard asphalt shingles, house is worth over 200k so it is a must to have quality quoted) figuring $220/square (supplies+labor) * 27 squares = 6000+1500 (for damaged sheathing (840+tax) and soffit repair *unsure cost here and left room for fudge numbers around $500) then add another 1,500 for new gutter system and add 100 for haul away. So around $9,100 for new roof and all thinking fluff it to 10k to be safe?
I am not sure what to do about the leak. Figure would have to track that down and my extra 5k fudge room should cover whatever that might be if it wasn't the roof. Any advice or corrections you think I should remove or add please feel free.
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"I have my mountain in sight. I am climbing to the top and I will kick anyone off that stands in my way or tries to hold me back!" --quot by me.
--quot by me.
"My glass isn't half empty, its overflowing!" --quot by unknown modified by me.
"The sky isn't my limit I can keep going!" --quot by unknown modified by me.
"There are too many square people and I think a little differently if that makes me round hey its better than being flat"
Follow me on my Journal:
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Your over thinking it, if there is anything wrong with the roof, just figure on replacing the whole thing, if the seller is motivated, they wont care.
Estimate repairs high
Estimate ARV Low.
Motivation is KEY!
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Estimate repairs high
Estimate ARV Low.
Motivation is KEY!
yea I guess I am, my agent seems to think nothing in this area for this house has ever sold less than 200k. Yet i don't believe they have ever been this bad either (it was kinda of a mess on the inside but more cosmetic than anything) I took 3 resent sold comps divided by sqft got 96/sqft * prop sq 2682 = 257,472 ARV*.7 =180,230 - 10k full roof + gutter system, - 4.2k for carpet and 3k for paint and clean-up crew - 5k my fee - 1k for HOA fees for repair/holding time and 2k fudge room = rounding it to a 155k offer with lp 195,000, orig. lp 229,000 so 40k less then they are asking for right now for repairs.
"I have my mountain in sight. I am climbing to the top and I will kick anyone off that stands in my way or tries to hold me back!" --quot by me.
--quot by me.
"My glass isn't half empty, its overflowing!" --quot by unknown modified by me.
"The sky isn't my limit I can keep going!" --quot by unknown modified by me.
"There are too many square people and I think a little differently if that makes me round hey its better than being flat"
Follow me on my Journal:
http://www.deangraziosi.com/blogs/jcommons