Real estate General topic

[ultrarunner]

25 ft isn’t a “fire break”, its
A “spark gap”.

I grew up “in town”, cordoned blocks of 3/4 or 1 acre, block after block after block. It allowed a reasonable 200 feet on-center spacing of houses, so more than 100 feet between nearest walls. Didn’t seem unreasonable, it was still relatively “high density”.

Something to see when a fire jumps over a 8 lane freeway plus median and shoulders…

 

[ultrarunner]

The home across the canyon from me is no more.

Flames lit up the sky at 2am and 7 fire trucks on scene… I heard the sound of saws working.

Just a shell of walls no roof or contents left.

The only differences is dead calm as far as wind and we have had some rain not long ago.

 

[WinterDeere]

The home across the canyon from me is no more.

Stay safe, man! Hope you got some sprinklers and garden hose.

 

[arto98607]

When I got roof quotes about 2 years ago, there wasn’t much difference between shingles and a screw down metal roof. Standing seam different situation.

Like others said, it depends on the type of metal roofing.

For sure this did cost a lot more than asphalt shingles, but that was 20 years ago and it still looks like new!

 

[paulsharvey]

I like Rib type metal roofs, But

Mom had her low slope roof, previously tar and rock, redone about 7 years ago. She kept having issues, and had the roofer back maybe 8 times, before he stopped answering. Now, she didn't pay an uncle or cousin, or anything, professional contractor. I kinda left it in her hands, but finally I had to take a look. Many of the screws had backed out, or were kinda loose. Her roof deck is old 5/4×6 boards, and and anywhere the screws landed between boards, or within a 1/4" of the board joint, they backed out.

She did threaten to get an attorney, but lawyer told her, a threatening letter will cost $800, and yiu likely will get no results. So, she had a 2nd roofer come in and fix it all.

 

[paulsharvey]

But, to circle back around a bit, I do think, atleast around me, a well done metal roof does add value to an existing home. So, if you are already looking at needing to reroof, and metal is a $1500 more than shingles, you might get $5,000 more on resale?

 

[ning]

But, to circle back around a bit, I do think, atleast around me, a well done metal roof does add value to an existing home. So, if you are already looking at needing to reroof, and metal is a $1500 more than shingles, you might get $5,000 more on resale?

Do you think it really adds more than its cost to the resale? Is that $5000 more if you sold it today, or in 20 years?
I'm pondering this now, because I've been semi in the market for a new roof for 6+ years - our comp roof is positively aged (not in a "aged like fine wine" way, either) and I've figured metal was likely the best roof - but I also don't want to increase the already ridiculously high insurance cost, and given that I'm hoping we won't be here long, the more immediate resale value question is pretty important.

I suspect that the cost of a metal roof is significantly higher than for a good comp one. Not 10%, probably closer to 50%. Very few roofers in my area do them, either, so that probably drives part of the price differential.

My guess is that a good metal roof will outlast a comp roof, but that doesn't matter much in the near-term resale value. Saying a metal roof has better fire characteristics than a comp roof does, of course, but I'm not sure how much of a boost in the emotional "it's so much safer" to a buyer will be offset by higher insurance costs, since they don't seem to care that much about what the roof is, as long as it's recent.

It would be interesting to find a scientific study about the monetary advantages, but I doubt that's been done at all let alone recently when insurance costs have gone through the roof.

 

[paulsharvey]

Do you think it really adds more than its cost to the resale? Is that $5000 more if you sold it today, or in 20 years?
I'm pondering this now, because I've been semi in the market for a new roof for 6+ years - our comp roof is positively aged (not in a "aged like fine wine" way, either) and I've figured metal was likely the best roof - but I also don't want to increase the already ridiculously high insurance cost, and given that I'm hoping we won't be here long, the more immediate resale value question is pretty important.

I suspect that the cost of a metal roof is significantly higher than for a good comp one. Not 10%, probably closer to 50%. Very few roofers in my area do them, either, so that probably drives part of the price differential.

My guess is that a good metal roof will outlast a comp roof, but that doesn't matter much in the near-term resale value. Saying a metal roof has better fire characteristics than a comp roof does, of course, but I'm not sure how much of a boost in the emotional "it's so much safer" to a buyer will be offset by higher insurance costs, since they don't seem to care that much about what the roof is, as long as it's recent.

It would be interesting to find a scientific study about the monetary advantages, but I doubt that's been done at all let alone recently when insurance costs have gone through the roof.

So, for me, doing it all my self, 1440 sq ft 3/2, my cost to do shingles was right at $1500, including some single use tools (nail gun, roofing bull trowel, razor blades), metal should have been about $2200, including all the trim and screws and all, but not including firring strips, or any additional rigid foam insulation. Firring strips, some people do 1x4, I would have done 2x4, and that's not a hard cost to figure out, but it does add some additional thinking on trim at valleys and drip edge; straight screw down is very fast, and easy; On a simple roof. You start getting multiple pitches, many valleys, ecr, the trim adds up fast.

To have it installed, shingles were around $8000, and metal was around $12,000.

Added value, metal may not equal money all the time. I have heard many people look at galvilum finish as kinda low end, but its a fantastic product, and doesn't stain or fade as bad as colored metals. So, I dont really know.

 

[paulsharvey]

So, I'm Not saying the difference between $8000 and $12,000 you would make up, but the difference between $1500 and $2500, I have no doubt you would make back, locally.

 

[ning]

So, I'm Not saying the difference between $8000 and $12,000 you would make up, but the difference between $1500 and $2500, I have no doubt you would make back, locally.

Right, agreed.
I'm DIY in a lot of things, but I'm leaving roofing to the pros on this job (bigger house, too - ~2200 sq ft outline, two story, plus attached 2+ car garage, plus detached 3 car garage/shop, all to be done "at once"). Whoever does it, it's going to hit the wallet hard...