Real estate General topic

[paulsharvey]

That said, it is possible an extra $10k on metal vs shingles, might pay off? that would be a question of local market folks.

 

[ning]

That said, it is possible an extra $10k on metal vs shingles, might pay off? that would be a question of local market folks.

My guess is that more people are doing metal roofs now than when I last got a couple bids (for comp - nobody would bid for metal in my area) what like 5-7 years ago. Hopefully I can get bids for both, then I'll evaluate.

If it's a difference of $10k (I'm expecting a total bill of 40-50k -- thus my reticence to do it yet as I don't have leaky roofs!), I'd probably go for it for the resale + fire. We don't have any houses nearby so I doubt that through-the-window ignition is likely; with hardie plank (cement composite) siding and reasonably fire-wise landscaping I expect our roof to be the biggest danger.

Metal roofs may also be cooler in the summer which could be an advantage as well; my house is in the sun most of the day (a hill to the west ruins the sunset but cuts the sun mercifully a bit early) and it does bake in the attic, though that's been mitigated in the last few years since I put in a powered gable vent. That vent is pretty low power but reducing attic temps would be nice regardless.

 

[WinterDeere]

That said, it is possible an extra $10k on metal vs shingles, might pay off? that would be a question of local market folks.

Timing is everything. If new, I'm not sure how much metal will gain you in sale price, versus asphalt. Likely never enough to have made the extra cost worth it.

But if done 20+ years prior to sale, the metal roof will still look new at time of sale, whereas the asphalt will be looking tired and near end of life. That might make a difference in sale price.

 

[ultrarunner]

About 24 years ago the local public school reroofed with standing metal seam.

Last year it was all removed and comp installed…

The metal roof took most of the summer…

The comp roof about a week.

 

[arto98607]

Why did they replace the metal roofing after 24 years?

The one we have is made of aluminum and has a "Lifetime Limited Warranty", as well as "120 mph wind warranty".
I case the property changes ownership, the warranty becomes 40 years from installation to the new owner.

So far in 20 years we have had 60 mph wind and hate to even think what 120 mph would do to the nearby Douglas Fir forests...

 

[ultrarunner]

No idea but it was not an easy install as the school building is curved with a large pitched raised portion like a spine…

Easier to take a picture than describe.

Maybe the original thought was fire resistance of metal?

I remember 30 days of rain in Olympia and then the bomb cyclone hit making roads impassable and I lost several very large fir trees… all missed the house.

Never looked at trees the same after that!

 

[2manyrocks]

Can be really difficult to get a metal roof to seal when the roof structure is complicated. There's a local elementary school that has a rounded quonset style roof over the gym that's roofed with a rubber membrane. It's not really a candidate for any other kind of roofing material.

The other consideration is most roofing crews these days can install shingles, but many of them in my area don't seem proficient at installing metal.

 

[paulsharvey]

I dont understand the drive to make roofs more complicated than they need to be. We don't need multiple roof pitches, fake dormers, added high pitch gable over the entry, and all that. You add a lot of cost, it doesn't look good (IMO), you add additional trouble areas, and it greatly increases the cost to reroof.

Sure, a simple hip or gable might be boring, but roofs aren't meant to be exciting. Want to "class" it up a bit, metal shingles that imitate clay tiles look good.

I'm not even saying houses should all be a simple rectangle, but when you randomly add faux dormers, and change the pitch for no functional reason...

I do get snow load affects pitch needs, but for windload, a relatively moderate pitch, like a 4/12 does what you need it to do. Yet, you see many new homes with an 8/12... even 12/12... in Florida

 

[paulsharvey]

Heck, some company's advertise high pitch roofs. Thats added sq ft of material, added wind loads, added labor, and often looks ridiculous

 

[WinterDeere]

I dont understand the drive to make roofs more complicated than they need to be. We don't need multiple roof pitches, fake dormers, added high pitch gable over the entry, and all that. You add a lot of cost, it doesn't look good (IMO), you add additional trouble areas, and it greatly increases the cost to reroof.

The irony is that it never looked good, when it became the latest rage in the 1990's. And now it's gone from looking "not good" to just "dated".

It's rare to see a newer house that really looks good, but when you do, they're almost invariably built as a traditional center hall 2 story colonial with a single roof line. Traditional dormers are fine, in my book, just not the crazy arrangements of 9 different roof lines all depending on adhesives and caulk to keep the structure dry.

And what the hell is up with the clipped ridges that started showing up 20 years ago? Dumbest and most pointless "feature" I've ever seen on a house.



That said, there is one single-story rancher house built up the street from me in the last 10 years, which is just beautiful, even to this old house nut. That is very, very rare.