08. Hazard #2
The roof over our heads.
We have a roof.
We have a leak.
We have a problem.
Not only that, we have a lot of roof area to cover, over 6,000 square feet. Plus, we also needed to replace the roof on the guest house, which is additional 1,000 square feet.
Roof Repair Costs
In Seattle, 2021, the average cost to install 3,000 square feet of asphalt shingle roof was $32,000 and the cost for a metal roof was almost double at $53,000. Our first bid for the main house asphalt shingle replacement was $74K. The guest house was another $18K. Yikes. In addition, we wanted to replace the fascia boards and gutters, replace one of the fixed skylights with a pair of larger, operable skylights, over frame the shed dormer, and replace the soffit board. Total costs were over $100K.
Cost Breakdown
Why was the roof replacement cost so expensive?
Size — the roof is huge
Existing substrate issues — the original house 1959 roof was made with decking material that has gaps between the boards. Asphalt shingle manufacturers require a solid substrate for their warranty. This meant that we needed to add an extra layer of roof sheathing over all the areas of the original roof.
Complicated roof transitions — the additions made to the existing home did not resolve well at the fascia i.e. the trim at the edge of the roof. There were two issues: (A) the roof edge over the garage area was not level to the ground and (B) the fascia size was taller at the addition compared to the original house. To fix this, we needed to extend the eaves 6” to 12” all along the edges of the former addition. We also removed a strange tiny roof extension that was attached to the wall and also sitting on top of the tennis court fence at the south end of the house.
Operable skylights — we wanted to improve the quality one of the upstairs rooms by giving it an operable window. This required new roof framing work and an expensive window unit.
Over framing at the shed dormer — this was one of the only purely aesthetic improvements to the roof. The previous shed dormer was a membrane roof that was ill proportioned for the house. By extending the eaves and increasing the slope, this area of the roof is now continuous with the asphalt shingles and is more harmonious with the grand scale of the rest of the house
Eave flashing — this was one of the most important improvements to the roof. We used both metal flashing and a plastic flashing called soffit guard. I will post a deep dive into this detail.
Ventilation — we added a ridge vent that helps to improve air circulation in the attic space. Paired with properly size intakes at the eave, this will promote air flow in the attic space; keeping things cool in the summer and dry in the winter.
Cost Details
Here is the cost breakdown for the main house roof project, not including the gutters and soffits (we are still working on those):
Roofing Materials: Owens Corning Duration Estate Gray, Owens Corning ProArmor Synthetic Underlayment, Omniridge Vent, Metal Flashing, Fixed Velux Skylights (match existing sizes), Metal Vents — $17,400
Framing — OSB sheathing, plywood sheathing, 2x framing — $5,000
Skylight: Velux MK08 Operable Roof Window and Flashing Kit — $3,000
Skylight accessories: Velux black out shade and insect screen — $650
Fascia Trim: 5/4x8 absolute trim F/J TK Cedar — $3,200
Bonus Flashing: Soffit Guard — $500
Insulation — $500
Bathroom Exhaust Fans — $800 (not yet installed)
Roofing Labor — $30,100
Paint for trim: Benjamin Moore Aura Exterior Satin Graphite — $100
Painting — by owner
Hazard number two is now water tight. Our next step is to add the gutters and downspouts, fix the soffit, and complete the interior around the new operable skylight. The list feels endless!