Replacing roof

[czechsonofagun]

What would be the price range for replacing roof? It is an old rancher with A frame roof and we would like to replace it with higher pitch roof. Since the main reason to do it is to gain space, it would have to be done in rafters, not in trusses.

Now what would be the price per square foot to get it dry:

- take down the old roof
- new rafters with sheething
- shingles nailed on

Hmm, thats about it, I would take it from here.

Appreciate any information, thanks

 

[tensaw12]

How many square feet?

What is the pitch of present roof?

What will be the pitch of new roof?

What kind of shingles?

Any pictures?

 

[czechsonofagun]

- the house is about 1200 sq feet

- present pitch 6/12

- the new roof should be 16/12 or even 18/12, not sure yet

- probably just regular asphalt shingles

See pictures. The one with shutters is the later one.

Thanks

 

[czechsonofagun]

Here is the second picture, it was too big.

 

[tensaw12]

Will the present foundation AND walls support a second story?

What is the spacing on the studs in your walls?

 

[czechsonofagun]

Will the present foundation AND walls support a second story?

Thats something I dont know yet, trying to find a structural engineer to tell me.

What is the spacing on the studs in your walls?

16 inches.

 

[randy41]

a structural engineer is a good idea....your new roof is going to be way more roof than what you got now.

 

[dooleysm]

My inlaws run a construction supply house and build houses as well. They won't build a home with a roof over 12/12. It's too hard to work on. Just a heads up that you might have trouble finding someone to do that kind of roof. And if you do, I'd guess it'll be expensive.

 

[DieselPower]

16/12 or 18/12 pitch

I have had to do 12/12 and 14/12 roof's before, I can't even imagine trying to do one on a 16 or 18 pitch. I agree a structural engineer will need to be contacted about doing something this drastic. That's going to be alot more weight on your current walls and foundation.

 

[EddieWalker]

- the house is about 1200 sq feet

- present pitch 6/12

- the new roof should be 16/12 or even 18/12, not sure yet

- probably just regular asphalt shingles

See pictures. The one with shutters is the later one.

Thanks

I'm thinking that you want to gain some square footage for the minimal amount of money?

Going that steep of a pitch is gonna make it a very, very expensive roof. It's also just short of being straight up and down. Why not just put a second story on and re-use the current roof trusses?

You'll need floor joists either way, so that's the same amount of money. The walls for the steep pitched roof will either have to be sloped inward, part of a truss system, or you'll have to put in seperate walls in addition to the roof lumber.

Price to put on the second story will vary around the country depending on labor. Big home builders have done some studies and say one third of the cost to build a home is materials. The rest is labor. Of course, they build thousands of homes a year, we can't compete with there prices, but it's a good indication of how it's broken down.

I'd guess you could build a second story for as little as $50 a ft to as much as $70 a foot. The steep roof pitch and space underneath would probably be quite a bit more. I've never done anything that steep and wouldn't even try it myself.

Good luck,
Eddie

 

[CharlieTR]

That looks more like 4-12 pitch, mine is 7-12 and a whole lot of roof up there.
I do wish I went with no trusses so I could have more storage.

I remember reading the shingle package on the 30 year composites I bought.
It said must be tarred down with exta tar for steep roofs. So that might increase the cost of the roof.

I wanted to get 40 year because the insurance co said 38% discount because they are hail resistant. They must have been new at the time because no sellers knew anything about them and once I finally got pricing the order would take 3 weeks to make at the factory. And no one could tell me how many packages per square, I had heard 5 pks / sq because they are so heavy.

Maybe a split level design if you can't do a whole second floor with walls.

Charlie

 

[riptides]

I'd guess you could build a second story for as little as $50 a ft to as much as $70 a foot.

He is in an area that is a little more expensive than that. But I do agree going up is easier on the wallet than going out. If the structure can support it.

I needed an engineering firm to get me loads when I replaced my roof. I spanned the exsisting ceilings and rafters and had everything stick built.

-Mike Z.

 

[Alan L.]

The house we're building has a 12 pitch roof, and it is too steep to walk on without boards nailed to the roof. I can't imaging 16 or 18 pitch.

 

[czechsonofagun]

Thank you everybody. This is certainly food for thoughts and I will consider what my next step should be - and talk to structural engineer and architect.

Where I am from high pitch roofs are more common, but thats not a real reason to force it in Virginia

Here is a picture of my parents summer cottage near Prague, the roof is rafters, boards and galvanized (painted) sheet metal.

 

[riptides]

Thank you everybody. This is certainly food for thoughts and I will consider what my next step should be - and talk to structural engineer and architect.

Where I am from high pitch roofs are more common, but thats not a real reason to force it in Virginia

Here is a picture of my parents summer cottage near Prague, the roof is rafters, boards and galvanized (painted) sheet metal.

Very nice.

We went the metal roof route on the farmhouse. Gives it that old world look and feel. Plus, I don't have to worry about it in my lifetime.

-Mike Z.