Time for a new roof on the barn, metal or asphalt shingle?

[goeduck]

I would take the existing roofing off and get down to the sheathing and repair anything that needs it. I would only use the standing seam style over exposed screw style if I were going with metal.

 

[shaeff]

Standing seam is definitely the way to go, but it's expensive. The roof on my 28x48 house with a 7/12 pitch was $18,500. It's thick metal (can't remember the gauge but it's very tough), and was formed on site. I had it laid over 5/8" Advantec sheething with all the joints taped with Advantec tape.

While I adore my roof, it's built into my mortgage. Wouldn't have had any way to do it otherwise. Probably not an option for John.

They do make a corrugated steel roof that simulates the standing seam, it covers all the exposed screws. I forget what it's called, I almost went that route. but we built our house three years ago, I'm only 34 and plan to die there,. I didn't ever want to think about the roof again. We went with black metal. It's not as hot as my brother's asphalt roof, nor does it hold heat nearly as long. In fact, when you're up there on a sunny day, you can tell when clouds cover the sun because the temp changes in the attic quickly.

Last thing- make 100% SURE that they cover the Galvalume for 40 years. That's originally what I wanted, but the warranty on it was about half of what my black metal roof is. That pissed me off.

 

[TractorGuy]

The first thing I would do is contact your insurance company. You never know. If they don't offer to help then do research for your state and situation.

I have had two roofs done in the past couple of years. I got 3 estimates on my home and two out of three wanted to roof over my shingle roof. I wanted a total strip down because I had some wood damage under a few spots. Also I found that Florida law stated a new roof had to be completely stripped and renailed to new code or it was not even considered a re-roof. I ended up paying 9 grand for a 1600 ft ranch style house. The metal roof estimate was the concealed fastener design and they wanted 12 grand to put that over my shingle roof.

Roof number two was my MILs house. We got a notice from her insurance company that her roof had to be replaced or they would cancel her insurance. We got an estimate from the company that did our roof for a budget shingle job but doing a proper strip down. Her house is a tad smaller than ours and the estimate was around $6500. I decided to get another estimate and the next company suggested I hire an independent adjuster to file an insurance claim since the roof had some shingles missing. When the dust settled the insurance company that threatened to cancel ended up having to pay for a new roof per Florida law. They still canceled but we got a new roof for the cost of the adjuster's fee. Turns out if you have shingles missing in FL it is considered wind damage and they have to fix it regardless of age.

This revelation really pissed me off because my roof was younger and had more shingles missing than my MILs. The company that did ours never mentioned the insurance companies responsibility. Probably because the insurance company may not choose them for the job. The insurance company contracted and out of town roofing company to do my MIL's house but they put top of the line shingles on and did a really good job. I was able to pay a little extra for a couple of upgrades. Bottom line is I paid 9 grand for a job that should have been covered under my home owners policy on my home and got the MILs roof done for next to nothing.

My SIL told a friend about our dealing with the insurance company and that guy called his insurance company. They sent out a contractor that verified the missing shingles and paid for him a new roof.

We were back and forth on metal vs shingle and decided on shingles. My house is under a large live oak and I think the acorns falling on a metal roof would drive us nuts. We can hear them hitting the shingle roof and rolling down. We have some friends in a similar situation that went metal and they can't even sleep when the acorns are falling.

 

[Deere Dude]

I would not have any high school kids do anything on the roof just because of the steepness of the roof and the liability issue and I would not climb up there either. Leave it to the contractors.

I would leave the shingles on it and put purlins across for something meaty to screw into. I would not reroof with shingles even if it saws 40 years because I find it hard to believe sheet metal won't last long while looking good at the same time.

I would not have a dark roof on because if it gets a lot of sun it will fad and begin to look terrible.

I would choose the thicker of the panels as they will hold up to hail and people walking or leaning on it more than the thin stuff.

I don't think $6500 sound to bad just from looking at the picture.

 

[oosik]

I had my house roof reshingled in 2002. Its an "L"-shaped ranch style - 1400 sq ft. Did it before there was any deterioration in the original singles - so they could go right over the original. Had them use 100 year architectural shingles. Total cost - $6400. Sooooo - the estimate for the barn doesn't seem so bad.

I was thinking of having the reroofing done with slate. That was until I found what the cost would be and that there is only a ten year warrantee on slate roofing in our area - snow and mainly damage from icing.

Then some butt-head said - "out where you live, there are only cows to notice how nice a slate roof would look". He was right - I drifted back to reality and had them use the architectural shingles.

 

[kcflhrc]

My roofer said he takes more metal roofs off and installs shingles because they were installed incorrectly. I believe him. We went with Owens Corning shingles that have an actual nailing strip since we have a Mansard Style, which means steep *** roof. Similar to yours. Plus you have to put I think 5 nails in per shingle instead of 3 if done correctly. Our roof looks beautiful. They are Owens Corning Duration and we got Onyx Black. This was done last year. 2500 sq ft 2 story, $11k installed with complete removal of old roofing.

 

[TheSix]

I actually would have thought 6500 is low as steep as that roof is. To do it right it needs furling strips put down first and and make sure they put new drip edge down I hate when they don't on a barn to save money because it's just a barn. I have removed alot of metal roofs because the we're put down right on top of the shingles with no strips to screw in to. Hear in North Florida last huricain season I made a killing fixing new roofs that we're done cheep and wrong the first time. That trim you sea on metal roofs on the

 

[Redlands Okie]

Unless its strictly for looks that you prefer I would think a metal roof would be the only way to go. Looks nice, should sale fine if needed. Cheaper insurance due to fire often times. But mainly the metal roof because your DONE. No more roofing unless a storm gets it, which will get shingles even easier. Keep in mind that next shingle roof in a few years is going to be even more expensive than now.

Standing seam if can afford it.
The screws with metal shield for the rubber rings works great.

Let us know how it turns out.

 

[buckeyefarmer]

Get atleast two more quotes on metal. Ask an Amish/Mennonite crew if they would do the metal when the grounds to wet for building a pole barn or during a slower time. 6500 for a metal roof is nuts

Brett

Was my first thought. You can easily estimate the material costs, several web sites to get linearfoot pricing.
Where is the leak? Could you just reshingle the flatter top? Steep sides shouldnt leak.

Barn looks to be 24' x 32'...

Menards, $2 ft cut to size. You have about $1100 in metal material price for the roof. $3k max if roofing over top, barn only.

That siding is easy to do, do it yourself.

 

[jfh28]

I would not put 29 ga metal over existing asphalt shingles.......the shingles will telegraph and the metal roofing will look wavy......it's always best to strip them off and install metal on the flat sheathing......one of the problems with screwed on metal is the screws have a tendency to back out which will allow water in......read the warranty carefully and make sure its not just for rusted screws but also includes leaking screws......also I can't tell the roof pitch of the upper section but if it's to low the manufacturer won't warrant it at all......if you get snow don't forget the snow birds so the melting snow doesn't slide down all at once......when the snow lets go on a metal roof you do not want to be underneath it!.........Jack