First of all, I wan to thank everyone in advance for their time and knowledge. This site is a great resource for all things roofing for all home owners and DYIers. On to my question, I live in South Florida and my insurance company recently notified me that my roof has reached the end of its life cycle and unless I install a new roof, they wont renew my policy. I find it funny that they would know with certainty my roof reached the end of its life cycle considering there are no permits filed with the County showing the previous date the roof was replaced. I’m not going to argue with the insurance company, the singles are stiff, showing signs of “curling”, etc, so I agree with their conclusion. I will start calling roofing companies in the coming days in order to solicit multiple bids (at least 4) in order to select the winning bid.
A few details about my home, it currently has architectural shingles and I will be using Landmark shingles which a lot of people on this forum recommend. The total area under AC is 1500 sq/ft which I believe works out to be 15 squares. There is an attached covered porch with a flat roof with a total area of approximately 300 sq/ft. This area is leaking badly and will also be replaced. I have a cathedral ceiling over the living room with no attic under it, so this area gets really hot during summer months here in South Florida. I’m hoping to address this issue by installing insulation boards between the felt paper and the shingles. After doing some research, this is what I have in mind:
- List item
- The contractor I select must have been in business at least 7 years, be licensed and insured.
- Initially I was planning on using synthetic felt, but after a reading a post where roof_lover made a compelling argument in favor of #30 felt paper, I will be going with felt paper over synthetic.
- Ice & Water shield on the valleys, as well as, other areas where leaks could be a problem such as the area where the porch meets the house, etc.
4.Insulation boards between the felt paper and shingles over the living room (cathedral ceiling).
- New drip edge
- Remove and replace rotten decking
- GAF Liberty self adhering system on the covered porch.
To all the professionals, what would a job like this cost? I understand there are many variables involved, I just want a guesstimate to have a reference point. Thanks to all.
The contractor I select must have been in business at least 7 years, be licensed and insured.