How to do this right - 5200 SF installation

eleanor vallone
12/17/2010
Greetings and Happy Holidays ~ Our cedar shake roof house was built in 1988. Shakes are shot. There are purlins (1 X 3 @ 8" on center). Everything is straight and strong. We have been told its 5200 SF. We have received several bids for re-roofing, from rolled on site 26 guage over synthetic paper ($16,240/2009) to redecking with plywood and installing 26 guage galvalume finished panel @ $61,000 - crazy. Most bids are for ripping off the existing cedar, installing insulation over the purlins, and they are coming in about $35,000. What I need is help with specifications so I can do it right and compare apples to apples. What is an excellent, non fading, roof to purchase? Kynar? Other? Which company? Local to SE PA is best as I don't love to waste money with excess shipping. Do I need plywood, or not? Can the new roof go over the shakes, with an insulation between layers (as one contractor suggested), or not? Or, do we need to rip off the shakes instead? Am not too concerned about the oil canning issue - I really don't mind oil canning been looking at commercial bank installs and they have lots of it and still look fine. Our house is country setting, so doesn't need cul de sac perfection. Here are photos of the house - its a simple hip roof with no dormers - and I greatly appreciate any and all comments. http://s888.photobucket.com/albums/ac86/eleanorvallone/Second%20Wind%20Farm/
Info @windowsonwashington.net
An informed customer is our best customer.
12/17/2010
Why not go back with a shake style steel roof? I personally would strip the shake as it is easier to get a true surface to attach the new roof too.
Nate Libbey
12/17/2010
Eleanor, Here are answers to your questions: What is an excellent, non fading, roof to purchase? Kynar? Other? Which company? A. --- Quality in the metal roofing industry has increased greatly over the last 10-25 years. Take a look at the "Manufacturers" link above for a good list. Either a Kynar or a SMP (siliconized modified polyester) paint finish should work well. Kynar will be more expensive, and at least slightly better at resisting fade. Local to SE PA is best as I don't love to waste money with excess shipping. A. --- Most of the manufacturs on the list have a plant near PA, and/or can deliver there reasonably. Do I need plywood, or not? A. --- This depends on the type of standing seam you go with. The majority do reccomend going down over a solid substrate, but not all of them. Check with the manufacturer. Can the new roof go over the shakes, with an insulation between layers (as one contractor suggested), or not? Or, do we need to rip off the shakes instead? A. --- This again will depend on the type of standing seam you go with. And as you mentioned, it will increase the chance of oil canning dramatically, as shakes are not an even surface. If you choose to do this, make sure the wood strips the new standing seam panels are installed on are fastened to the roof joists, not the old shakes. Good Luck!
Info @windowsonwashington.net
An informed customer is our best customer.
12/17/2010
All great answers Nate. I think you are best advised to remove the shakes and take that variable out of the equation. Plenty of good roofing materials and installers in PA.
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