I’ve gotten 3 estimates on getting a new roof and need some advice. First a little background on home. It is 20 years old and is located in central NJ. From the inside crawlspace, the decking looks relatively intact The roof has standard 3 tab shingles. A few have fallen off and some wear is apparent when viewing the roofline from ground. Shingles are flat for the most part but have some rotting on one fascia. I have some algae/mildew growth along the north siding with some staining on the roof as well. I have continuous soffit vents all along home but no ridge vents. The garage employs a gable vent (south side of home). The main roof is approximately 40 linear feet but the peak only runs 25 linear feet and has 3 mushroom vents and a small power vent. There is one skylight. The only problem area I know of is along the vertical climb between the main roof and the adjoining roof. A small leak has occurred at least twice there (evidenced by some water stains on drywall inside house) and I suspect some problem with the flashing possibly. This only occurred during a continuous rainstorm of 72+ hours.
My first estimate was from HD and it came in about 50% higher than the others. For other reasons, not even considering them at this point but they serve as my benchmark for materials.
Second contractor came when I wasn’t home and came back with a proposal to perform roof overlay using Gaf TL 30. Since I was not home, I do not know if he physically went up on the roof to do his assessment. His price included ridge vents, reflashing chimney and pipe flanges. Upon request, I also received quotes for tear-off and changing to GAF TL Ultra.
Third contractor recommended using OC OakRidge Pro 30. He felt the roof decking was structurally sound but recommended tearoff. He was against using GAF (said he did not like cobra ridge vents and OC was a better product in his opinion) but he was certified for both.
The pricing for the two contractors are about the same when comparing tearoff quotes. However, they employ two different shingles. One is Gaf TL 30 (70 mph rating) vs OC Oakridge Pro 30 (110 mph rating). Most places I have read prefer Gaf over OC but these are two different products so not easy for me to compare. Also, the contractor who recommended OC also recommended not to upgrade to OakRidge 50 unless I really wanted to burn the money.
The questions I have are:
How can I get a better comnparison of products? If I compare the OC OR 30 to the Gaf TL 30, it seems the OC is the much better product, yet their quotes are so similar. What product would I compare the Gaf Ultra to if I use OC? What is the general opinion of this OC product?
I’ve read that when employing ridge vents, all other types of venting should be removed (except soffits obviously). The third contractor said I should leave the vents I have existing as my peak does not run the entire length of roof. Second contractor was indifferent. HD said they must be removed. What’s the correct answer? All vents are on one side of the slope.
After looking over all the materials, I seem to prefer the Gaf Camelot/GrandSlate/Slateline look but not sure if they are worth the cost.