I’m glad I found this forum and already have learned a bit reviewing old posts. I’d appreciate any time or advice anyone could give me. I’m having a hard time picking a roofer and a shingle.
We are in SE Michigan and have a 70 year old mostly red brick colonial house, two story, with a bit of wood siding on the front. We need a complete tear-off of two layers of shingles and the original shake roof. I believe we need 21 squares for the house. I have the following four quotes:
Replace rotten 1"x6" upto 30’ ($2/ft thereafter);
6’ ice/water shield
large face drip edge
30yr dimentional shingle (unspecified)
3 Olley no-caulk soil flanges
ice and water valleys, close cut valleys
New chimney flashing
Resheet with 7/16OSB
Certinteed Shingle Vent II Ridge Vent,
5Year workmanship warranty.
This guy is the top recommendation from my realtor, who I trust and is BBB Accredited with no complaints.
This guy is a GAF Certified Installer and would do the Weather Stopper Plus system, thus giving the better warranty.
Appears to be identical to #1, except uses Timberline Prestique singles and GAF System materials.
69" ice water shield oat eaves/ 36" in valleys.
Includes Weather stop warranty.
Rotten wood replacement is $3/ft (none included)
This is a family business recently tranfered to the Son in the last five years. This company used to not have the best reputation according to my realtor, but recently they saw him on a window job and looked professional. BBB Accredited, no complaints
Similar to above. But:
36" ice/water shield
No ridge vent, replace existing vents with “bird free"
replace all flashings
replace rotten wood at $2/ft
1/2” CDX Plywood installed
30 year Certainteed Landmark shingle
I found this guy on the internet, have not checked references yet, but he said call the local community government for a reference. He is a Certainteed certified installer. BBB Accredited, no complaints
Same as above, but:
36" ice/water shield
GAF Timberline shingle 30yr (just realized that it does not say a dimensional shingle)
replace all vents and pipe flashing
replace all chimney flashing and counter flashing
5 year guarantee on leaks and workmanship
I talked to one customer that was very happy with the work. This is a father/son business, one crew. BBB no complaints (not accredited)
All four seem nice to talk to. Our realtor likes #1 best, and #4 over #2 (but I did not ask about #3). Our home inspector recommended #4. #4 is very prompt at the estimate. But #2 was very professional (though younger) a good salesman and has the GAF Certified Installer, thus better warranty. All four appear to be family owned, one or two crews, owner is a roofer as well, and all say they do not use subcontractors.
So, I’m not sure. I’m leaning toward #4, though I need to ensure I’m getting the similar shingle, BUT I’m learly of the lowest bidder curse. I’d go with #1 due to the high recommendation, but I’m leary that I’ll get more value for the extra $3000. Then there is #2 with the better warranty?
Any thoughts or advice?