And so it begins!
Our first project on our restoration is to cover the roof and protect the interior from any further weather damage. However, ideally, I'd like to have the contractor that will also replace our roof be the one to make the temporary repairs right at this moment. So, I'll need to choose a contractor with the anticipation of having a "long term" relationship. Any suggestions on how to go about it? Should I expect a roofing contractor to specialize in older homes or is a roof a roof no matter what?
At present, the roof has some sort of composite shingle material over a tin/metal substrate -- that roof is not staying, but I won't be putting a new roof on until after closing so our first task is just to protect the house from any further water infiltration.
Roofing -- How to choose a contractor?
Moderators: oldhouse, TinaB, Don M, Schag
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Barbara
Re: Roofing -- How to choose a contractor?
Hi Cat,
I suddenly got very protective of you and yours and thought I should ask a question.
You are going to do temporary roof fix on a house you haven't closed on...meaning that you don't own it? You mentioned no new roof until after closing.
If you don't own the house I wouldn't do anything other than tarps or whatever to keep out weather. I'd hate to have you pay for repairs and something bizarre happens (it can and does!) and for some reason you don't get the house. Hopefully I misunderstood.
Just worrying for you,
Barbara
bschwarz@mcgarchitecture.com
I suddenly got very protective of you and yours and thought I should ask a question.
You are going to do temporary roof fix on a house you haven't closed on...meaning that you don't own it? You mentioned no new roof until after closing.
If you don't own the house I wouldn't do anything other than tarps or whatever to keep out weather. I'd hate to have you pay for repairs and something bizarre happens (it can and does!) and for some reason you don't get the house. Hopefully I misunderstood.
Just worrying for you,
Barbara
bschwarz@mcgarchitecture.com
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Cat
Re: Roofing -- How to choose a contractor?
Nope, Barbara, you understood correctly. 
We haven't closed but when I wrote "temporary repair" I was referring to was just a tarp...though we feel like we'd like to select a contractor to do this properly because of the height of the roof and the steep pitch as well as the size of the tarp that would be necessary to cover it completely and hopefully, a professional would know how to secure it property so no one has to re-do it until after closing.
Since this is a bit more involved than just tossing it up there, I thought it might be nice if I could use the opportunity to find a roofing contractor that would do this work AND the replacement work after closing -- that way I would not have to go through the process of choosing two different contractors (one to do the tarp and one to do the replacement). I thought perhaps I could get some advice on how to find a good, competent roofing contractor since we'll hopefully be working together for a while.
At the same time I need to find an inspector for the routine inspection before closing -- but the two we've used in the past don't have any particular speciality in old homes. And since they both went through and gave us a run down of everything that wasn't "perfect" I'm not sure I want that sort of assessment of this house...I really think someone who might be more familiar with very old structures might have some more practical advice given that nothing will will be perfect in this house.
Thanks very much for your concern...it IS hard not to get too ahead of ourselves since we are so excited and can't wait to close on this property!
We haven't closed but when I wrote "temporary repair" I was referring to was just a tarp...though we feel like we'd like to select a contractor to do this properly because of the height of the roof and the steep pitch as well as the size of the tarp that would be necessary to cover it completely and hopefully, a professional would know how to secure it property so no one has to re-do it until after closing.Since this is a bit more involved than just tossing it up there, I thought it might be nice if I could use the opportunity to find a roofing contractor that would do this work AND the replacement work after closing -- that way I would not have to go through the process of choosing two different contractors (one to do the tarp and one to do the replacement). I thought perhaps I could get some advice on how to find a good, competent roofing contractor since we'll hopefully be working together for a while.
At the same time I need to find an inspector for the routine inspection before closing -- but the two we've used in the past don't have any particular speciality in old homes. And since they both went through and gave us a run down of everything that wasn't "perfect" I'm not sure I want that sort of assessment of this house...I really think someone who might be more familiar with very old structures might have some more practical advice given that nothing will will be perfect in this house.
Thanks very much for your concern...it IS hard not to get too ahead of ourselves since we are so excited and can't wait to close on this property!
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Barbara
Re: Roofing -- How to choose a contractor?
Okay..I feel better now 
I know how excited I got about our old house, especially because it's our first house. (I was so anxious and excited I broke out in what my father promptly diagnosed as "escrow rash"!) It was so tempting to jump the gun and start working on it before everything was official. I even found bareroot roses on sale and bought them in anticipation of starting my garden. The poor things had to wait a couple of months before I could get them in the ground since my husband was a bit more sensible than I and refused to let me do a thing until we actually closed. But I think preventing further damage with tarps while in escrow is a little different than my planting roses!
Our realtor was the one who referred us to an inspector who specialized in older homes. The inspector told us everything that was wrong of course, but he also told us how to remedy the problems and that the house was basically sound - "well worth the time, money and effort we wanted to put into it". That "clean bill of health" gave us the hope we needed to undertake such a big project.
Roofing and paint are both on our "to do" list within the next year or so. I've already asked friends with old houses whom they used and if they were happy with the results. I now have a list of contractors to use for when the time comes. Maybe your local historical society has a list of contractors that it's members have used? Or check Old House Journal's website for their screened contractors - they are listed by state.
I wish you the best of luck!
Barbara
bschwarz@mcgarchitecture.com
I know how excited I got about our old house, especially because it's our first house. (I was so anxious and excited I broke out in what my father promptly diagnosed as "escrow rash"!) It was so tempting to jump the gun and start working on it before everything was official. I even found bareroot roses on sale and bought them in anticipation of starting my garden. The poor things had to wait a couple of months before I could get them in the ground since my husband was a bit more sensible than I and refused to let me do a thing until we actually closed. But I think preventing further damage with tarps while in escrow is a little different than my planting roses!
Our realtor was the one who referred us to an inspector who specialized in older homes. The inspector told us everything that was wrong of course, but he also told us how to remedy the problems and that the house was basically sound - "well worth the time, money and effort we wanted to put into it". That "clean bill of health" gave us the hope we needed to undertake such a big project.
Roofing and paint are both on our "to do" list within the next year or so. I've already asked friends with old houses whom they used and if they were happy with the results. I now have a list of contractors to use for when the time comes. Maybe your local historical society has a list of contractors that it's members have used? Or check Old House Journal's website for their screened contractors - they are listed by state.
I wish you the best of luck!
Barbara
bschwarz@mcgarchitecture.com
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Cat
Re: Roofing -- How to choose a contractor?
Thanks very much for your input!! I hadn't thought of asking our historical society for recommendations -- what a terrific idea! I'll be up in the area tomorrow and will be able to stop in and ask then. I'm also glad to know that you still had a 'traditional' inspection. I was thinking about every wavy floor board and and ungrounded outlet wondering if we would get a decent inspection report or just a litany of imperfections that would be too overwhelming to be useful. Thanks again!
I'll be up in the area tomorrow and will be able to stop in and ask then. I'm also glad to know that you still had a 'traditional' inspection. I was thinking about every wavy floor board and and ungrounded outlet wondering if we would get a decent inspection report or just a litany of imperfections that would be too overwhelming to be useful. Thanks again!-
donnie
Re: Roofing -- How to choose a contractor?
start getting bids for the roof redo and as soon as you pick a guy say please put a tarp to stop any additional water damage. most reputable roofing guys will probably suggest it anyway.
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Don M
Re: Roofing -- How to choose a contractor?
Hi Cat, Barbara gave you excellent suggestions. My realtor did give us the name of an inspector but he was a person experienced in old houses (175 yrs old!) He was right on in everything he found; he gave me ball park figures for repairs and they were also pretty accurate. I am also fairly experienced in woodworking and repairs so was familiar with most things unique in our house. The inspection also helped prioritize projects in a sensible way.
Donnie's suggestion for finding a good roofer and getting quotes from several is good. You might ask neighbors with houses similar to yours if they have any recommendations. It sounds like you may be looking at a major expense if you have to tear off and replace the high peaked roof. You need to determine if you want to go with a normal asphalt shingle roof or metal (standing seam) etc. A roof is not just a roof on an historic house, it is part of the character of the structure. Good Luck, Don
donaldmcleanjr@ln.amedd.army.mil
Donnie's suggestion for finding a good roofer and getting quotes from several is good. You might ask neighbors with houses similar to yours if they have any recommendations. It sounds like you may be looking at a major expense if you have to tear off and replace the high peaked roof. You need to determine if you want to go with a normal asphalt shingle roof or metal (standing seam) etc. A roof is not just a roof on an historic house, it is part of the character of the structure. Good Luck, Don
donaldmcleanjr@ln.amedd.army.mil
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Cat
Re: Roofing -- contractor? AND what type of roof?
Thank you, donnie & Don! I appreciate all the advice. Getting quotes from several is a very good suggestion and I'll hopefully be able to get more than one reference from the local historical society (my agent is out of town but should be back tomorrow). The type of roof we'll need to get quotes on is an important question I haven't been able to answer.
We know the roof is not original but we're unsure what kind of roof we should put on when the time comes. Yesterday I visited both our local historic society and another local homestead built in the same vintage as our (hopefully soon to be) new home and both had cedar shake roofing. That's probably the most historically accurate but both of those homes are museums, not residences, and the cedar roofing is such a fire hazzard (not to mention also such a tremendous insurance cost!), I don't think I can do it. I've been investigating the composite shingles that look like cedar shakes and think that might be a reasonable alternative? Yes? No? If we go that route, does it matter what the sheathing is? I've been in the attic and I know under the current shingles is a metal roof....I don't think this is what would have been there originally....but the barn and sheds all have metal roofing...? So is that what the house should have? Should it have metal roofing without the cedar shakes?
We'd REALLY like to try and restore this home as accurately as possible....but I haven't figured out what sort of materials I should be getting quotes on for the roof. Any suggestions would be much appreciated!!
Getting quotes from several is a very good suggestion and I'll hopefully be able to get more than one reference from the local historical society (my agent is out of town but should be back tomorrow). The type of roof we'll need to get quotes on is an important question I haven't been able to answer.We know the roof is not original but we're unsure what kind of roof we should put on when the time comes. Yesterday I visited both our local historic society and another local homestead built in the same vintage as our (hopefully soon to be) new home and both had cedar shake roofing. That's probably the most historically accurate but both of those homes are museums, not residences, and the cedar roofing is such a fire hazzard (not to mention also such a tremendous insurance cost!), I don't think I can do it. I've been investigating the composite shingles that look like cedar shakes and think that might be a reasonable alternative? Yes? No? If we go that route, does it matter what the sheathing is? I've been in the attic and I know under the current shingles is a metal roof....I don't think this is what would have been there originally....but the barn and sheds all have metal roofing...? So is that what the house should have? Should it have metal roofing without the cedar shakes?
We'd REALLY like to try and restore this home as accurately as possible....but I haven't figured out what sort of materials I should be getting quotes on for the roof. Any suggestions would be much appreciated!!
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Cat
Re: Don's Barn & Home
Is gorgeous!! ) Thanks for the link!! As a horse owner myself, I love what you did with your barn!
I hadn't seen your response in the other thread when I typed my above question about the type of roofing materials. I'm still a bit confused....I have what appears to be metal UNDER shingles on the home with wood beams and lathing strips on the newer section (1835) and split tree trunks (with bark) and rough cedar planks (probably recycled from one of the barns) on the circa-1750 section (...I had my years reversed on my previous post). Up in the attic I can see the beams and lathing strips as well under the metal. From the outside there is some kind of asbestos/composite shingle material that matches the other two roofs that have standard wood sheathing. But as I mentioned, the barns and outbuildings (3 total) all have metal roofing that appears to be in good shape. There is no visible water damage on the interior of those structures. So, I don't know if I should be looking for a specialty roofer to do a metal roof -- so the home matches the barns...or get all the decayed shingles and metal removed from the home and put composite cedar shake shingles put (back?) on but leave the metal on the barns (which I'll do regardless at least for a time because the metal barn roofing is in such good condition)?
The roof is too high for me to have climbed on, so I'm doing this visual inspection from the ground, attic, and photographs I've taken...
) Thanks for the link!! As a horse owner myself, I love what you did with your barn!I hadn't seen your response in the other thread when I typed my above question about the type of roofing materials. I'm still a bit confused....I have what appears to be metal UNDER shingles on the home with wood beams and lathing strips on the newer section (1835) and split tree trunks (with bark) and rough cedar planks (probably recycled from one of the barns) on the circa-1750 section (...I had my years reversed on my previous post). Up in the attic I can see the beams and lathing strips as well under the metal. From the outside there is some kind of asbestos/composite shingle material that matches the other two roofs that have standard wood sheathing. But as I mentioned, the barns and outbuildings (3 total) all have metal roofing that appears to be in good shape. There is no visible water damage on the interior of those structures. So, I don't know if I should be looking for a specialty roofer to do a metal roof -- so the home matches the barns...or get all the decayed shingles and metal removed from the home and put composite cedar shake shingles put (back?) on but leave the metal on the barns (which I'll do regardless at least for a time because the metal barn roofing is in such good condition)?
The roof is too high for me to have climbed on, so I'm doing this visual inspection from the ground, attic, and photographs I've taken...
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Dirk
Re: Roofing -- contractor? AND what type of roof?
I am REALLY surprised that the cedar was installed over metal. Most cedar roofs are installed over skip-sheathing that allows the shingles to breathe. Maybe the house originally had a metal roof?
I have said this so many times, people probably think I work for them, but the Grand Manor shingles from Certainteed ereally look nice on an older home. They don't look like cedar, they look like slate and have a "lifetime" warranty. They are pricey though.
RichmondDirk@HOTMAIL.com
I have said this so many times, people probably think I work for them, but the Grand Manor shingles from Certainteed ereally look nice on an older home. They don't look like cedar, they look like slate and have a "lifetime" warranty. They are pricey though.
RichmondDirk@HOTMAIL.com