This ole house...my home remodeling thread

[korygrandy]

Well I am going to start a home remodeling thread as I've just bought a 1965 home that needs a bit of work. I figured I would document what I feel might benefit others through the struggles and successes of renovating this home.

The house is actually liveable but 4 yrs ago some drug dealers were chased out of it and it needs some minor rehab. I had no idea of the history of this house until after I had moved in. That's when Joe Older than Dirt the neighbor came strolling in the yard and let me know they had "gutted" the house prior to it going into foreclosure. This is not very common in Minnesota but it now answers the inspector and I's question of WHY was the plumbing replaced downstairs when we could not see any form of water damage.

There were a lot of people with ice-dam issues this winter in MN so it through the inspector off because him and I both kept thinking water intrustion was the culprit not even thinking someone would have robbed the house of copper at one time.

Our first 3 major tasks are replacing roof and vents on roof, installing a chain link fence so the dog doesnt get out and getting a new garage door installed that is hopefully more energy efficient.

I will be asking and posting advice on my roof situation first.

 

[korygrandy]

Re: This ole house...my home remodeling thread

I have an old roof that has 2 layers of shingles. Quite possibly the original 1965 roof is under the second layer of shingles. There was some minor ice dams in this home that caused leaking in the kitchen. The PO said they fixed the problem, but to me fixing it would be getting a new roof with updated technologies...not putting a band-aid on a roof thats already due for replacing. I received 2 estimates for roof replacement of 37-40 squares of shingles coming in at $15k and $10,5k respectively. Both of these estimates seem high to me. I am getting a third tonight and if this one is above 10k I will be reworking my course of action to buy the shingles on sale and pay someone for tear off and install in hopes that this might save me money.

I will post pics of the roof when I get home so you guys can comment and make suggestions!

 

[rickryder]

Re: This ole house...my home remodeling thread

I'm a contractor in NJ..... we get $350 a square for a 2 layer rip and reroof.... Thats with ice and water shield on the edges and valleys 15# felt and a cobra vent at the ridge.....Timberline 30 shingles just to give you an idea of the cost here....any plywood that needs to be replaced is $35 per sheet.

 

[rockyrude]

Re: This ole house...my home remodeling thread

Sorry korygrandy, but the worst of the work will be getting that 500# per square off the the roof and outa your yard. Shop around but I'll bet the price per square to buy the shingles doesn't vary more than $10. Down here with the oil B.S. going on, shingles are around $60 per square. Putin' em back is the easiest part of the job.

 

[korygrandy]

Re: This ole house...my home remodeling thread

Sorry korygrandy, but the worst of the work will be getting that 500# per square off the the roof and outa your yard. Shop around but I'll bet the price per square to buy the shingles doesn't vary more than $10. Down here with the oil B.S. going on, shingles are around $60 per square. Putin' em back is the easiest part of the job.

I guess I didn't realize the estimate tonight was for the 35 yr IKO ,CRC,Biltmore Weatherwood Architectural (spec) Getting a great deal from a local exterior contractor whose been roofing for over 12years. $8500 for 31 squares, What are your guys thoughts on these. I am now reading bad reviews about IKO and it's making me wonder if I can get some shingles at Menards myself that are certainteed or something maybe a little better quality? 31 squares according to his measurements. 7 new vents and 2 whirly bird vents. The other co was estimating 37 squares for some reason...I hope his measuring was correct.

Oh 5yr warranty on his work, he is getting me a house in the neighborhood with the same shingles that he did. He also mentioned every shingles warranty is pro-rated by % depending on x years of shingle use. Is this true?

EDIT:
After doing research I dont even see any IKO weatherwood 35 yr I only see 30yr. Hmm.

This will instantly lower my home owners insurance premium as they know the shingles are older and I have been told by SafeCo it will drop with the new roof installed.

 

[korygrandy]

Re: This ole house...my home remodeling thread


After finding more information on these shingles here I realized these are only rated for 70mph winds. I think this might be a problem living in MN with high damaging wind storms but I realize the comparable Timberline 30yr is only 60mph any thoughts?

 

[korygrandy]

Re: This ole house...Garage Door

Re: This ole house...Garage Door

I am getting a Amarr Heritage and Stratford 3000 with the long panels and the arched theme insulated glass that should allow some nice morning sun into the garage / workshop / dry dock. Sanstone in color to match the grout in the brick facade and offset the dark brown home and roof I will be getting.

The bonus and benefit here is my garage door is original 1965 so I am getting updated steel maintenance free garage door with some windows to now let light into my space. This will also add to the curb appeal and hopefull I will get my $1200 back.

Attached is an example of the garage door...of course different house style and color schemes on my home but imagine the garage door on the left in sandstone color on the house on the right.