Insurance company just totaled my roof - though they took out depreciation so I'll probably have to come up with something out of pocket. Has anyone had their roof replaced this year? Do you know the current rates? Any recommendations on who to use?
Also, are composite shingle prices likely to go down with the drop in oil prices? Will Semgroup affect that either way?
http://www.tulsanow.org/forum/topic.asp?TOPIC_ID=9334
My 1,300 sq ft home was about 2800 to replace thorugh c&s.
One thing I will add to that thread:
Many roofing companies know what XYZ insurance company will pay for X square footage of roof. The bids will likely be damn close to your estimate. Resist the temptation to look at it as a break even and find someone who will do the job for that amount with the highest degree of quality.
There are many ways to cut corners and pad the profit on roof job. I was lucky enough to have a friend that used to be in the roofing industry and called BS on a few of the quotes.
I plan to sell the house in a year so as long as the roof looks good and passes with the insurance inspection I think I'll take it.
I may strip off the old layer myself anyway. Some companies seem to want to overestimate the number of layers actually on there ("There's at least two, but it looks like you may have 3 layers in some places") so they can charge more for removal.
Though I will be there to make sure they don't "forget" to put down new felt.
How big is your home? I know several people at work having roof's replaced as well as a good friend in OKC.
In OKC the home is 1860 sq ft single story and the roof pitch is 9/12 I believe. Cost to replace 7400 dollars.
Friend of mine in Jenks 2300 sq ft, 3 car garage, single story 9700 dollars, 9950, 8900 and 10,100 on his four estimates. Roof pitch I believe was also 9/12 but his may have been 12/12.
Another friend of mine 2100 sq ft, 2 car garage 12/12 pitch 8700 dollars.
If I remember right all fo them had 30 year roofs quoted and were single layer.
my neighbor has had a stack of shingles and paper sitting on their roof for almost a week. I don't know who the company is but that right there shows shoddy work before they even get started.
Ok, you opened the flood gates on this one.
I have about 2,200 sq feet of home with a very simple single ridge roof plan. The last big storm (in May) sent a tree limb through the house, and I had significant hail damage.
I patched the hole in the middle of the storm to keep water from pouring in my laundry room over my breaker box (directly under the 8" hole).
Called Farmer's insurance the next morning. They said because there was so much damage in the area they would be sending in an out of state appraiser from Kansas.
4 days, no contact from appraiser. I called back and they apologized that they had given me the wrong info on the appraiser and would be sending a guy from Texas. One week passed and several more storms dripped water through my makeshift patch and tarp, no appraiser.
Meanwhile my next door neighbor (also a Farmer's client) has an appraiser show up and cut him a check to cover his damage.
Meanwhile back at my house, appraiser shows up 12 days after the storm and photographs and marks the roof. Says that he can't make a determination (because he is an independent contractor) and will have to send the photos and reports to farmers for their "Efficiency Corps" (no joke that's what it was called) to review.
One week later we receive a check and a report. They totaled the roof but claimed that I had 3 tab 20 year shingles and missed noting any of the other damage (I have 30 year architectural singles AND IT'S OBVIOUS). The amount of the check was ridiculous even for 20 year shingles.
Called the "Efficiency Corps" (I have to chuckle every time I type that) and they sent the appraiser a note to return to my home.
One week later appraiser returns and I am there with a local roofer to make sure he notes the proper materials. He argues with me about the roof, so I get mad and rip a shingle strip off my roof to show him the HUGE white label on the back that says TAMKO 30AR. He reluctantly agrees that I am right and he is mistaken.
He takes more photos including the back of the shingle and resends his report.
One more week passes and we receive another check to cover the remaining amount. Still less than any roofer will cover, but I will eat the rest not to have to deal with Farmer's any more.
Skoggins roofing replaced the whole roof in about 8 hours, and did a wonderful job. They were also the least expensive and most experienced. Everyone else was at least a thousand dollars more expensive.
Over a month to receive a check -- Farmers Insurance
8 hours for a new roof -- Skoggins Roofing
4 hours of drywall repair -- myself, because Farmer's would only pay about $60 (enough for me to buy supplies and do it myself).
You should get your depreciation back when you complete the work. Submit the billing to your insurance company and you'll get the depreciated amount back. You'll still be out the deductible.
I'm a Basey's Roofing fan. Have used them a couple times. Great work.
Turner Roofing and A-Best have also been around Tulsa for a long time. Probably can't go wrong with any of these three.
A-Best roofed my neighbors house across the street which I can look at during many times of the day (sun/shadows etc.); many humps and ridges from poor decking intallation; he has called them back many times. the problems are still evident now.
A roofing job by a "company" is totally the result of the "crew" (probably sub'd out) that performs the work.
The owner should be onsite during the process.
Also; make sure you only have ONE layer of shingles (it matters to the insurance and come re-sell time for the home) and further cover the stuff in your attic w/ tarps due to the debris and dust...esp. if removing the old underlaying layer of wood shingles.
sorry for the double post.
Have your roofer onsite to deal w/ the insurance guys. The roofer will be in your corner. Dont forget gutters and flashing, drip edge and possible screen and metal garage door damage and even the fins on your A/C condenser (all hail related).
State farm has treated me well over the yrs. (that could change any second though).
quote:
Originally posted by Gaspar
....One week later we receive a check and a report. They totaled the roof but claimed that I had 3 tab 20 year shingles and missed noting any of the other damage (I have 30 year architectural singles AND IT'S OBVIOUS). The amount of the check was ridiculous even for 20 year shingles.
....One week later appraiser returns and I am there with a local roofer to make sure he notes the proper materials. He argues with me about the roof, so I get mad and rip a shingle strip off my roof to show him the HUGE white label on the back that says TAMKO 30AR. He reluctantly agrees that I am right and he is mistaken.
We had the same problem with an independent adjuster that works with our insurance company. Wonder if we had the same adjuster!! He said our shingles were 30-year, so the insurance company paid for 30-year (less the deductible). The two roofers we got quotes from told us the shingles were 50-year, so we made the insurance company send him back, and he was very argumentative and somewhat huffy about being called on his "mistake".
We did get the check for the difference, but it seemed like an unnecessary battle. We are still waiting for our roof to be done, as we have some wood repairs to be made before the roof, and rain has our repair person backed up also.
quote:
Originally posted by ARGUS
A-Best roofed my neighbors house across the street which I can look at during many times of the day (sun/shadows etc.); many humps and ridges from poor decking intallation; he has called them back many times. the problems are still evident now.
A roofing job by a "company" is totally the result of the "crew" (probably sub'd out) that performs the work.
The owner should be onsite during the process.
Also; make sure you only have ONE layer of shingles (it matters to the insurance and come re-sell time for the home) and further cover the stuff in your attic w/ tarps due to the debris and dust...esp. if removing the old underlaying layer of wood shingles.
Abest caved a roof in somewhere in town because they loaded it with shingles.
my neighbor has had a stack of shingles and paper sitting on their roof for almost a week. I don't know who the company is but that right there shows shoddy work before they even get started.
Roofers are 6 months behind. Its not the roofers fault they stacked the roof.