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GAF Roofing System?
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Mrs. dpnewell Offline
#1 Posted: Fri, Nov 9 2018, 4:59 PM EST
Joined: 08-23-2014
Posts: 1,373
We finally got the Jersey home on the market. A few days ago I went into the attic after a rain, and noticed water droplets on some of the protruding roofing nails. The roof is 25 years old, and has 20 year 3 tabs.

With my polymyalgia, I can't even think of doing it myself. Most of the contractors want to install a GAF roof with Timberline HD 50 year shingles. Prices where all over the place, but the best deal was a guy I saw today at around $3 a sq. ft. He's a GAF "Master Elite" installer, where the others where only "Licensed" installers.

Price includes tear off and dumpster, permits, GAF starter strip, GAF "Storm Guard" membrane around entire perimeter and valleys, synthetic underlayment (instead of tar paper), 50 year GAF Timberline high definition shingles, new drip edge, step flashing and vent boots, GAF ridge vent and cap shingles, plus a transferable, non-prorated 50 year warranty on materials and labor.

Sounds like a really good deal to me, and the 50 year warranty should be a plus in selling the house.

Has anyone here had a GAF 50 year roof installed? Are you happy?

David
ZRX1200 Offline
#2 Posted: Fri, Nov 9 2018, 6:25 PM EST
Joined: 07-08-2007
Posts: 60,599
IDGAF
danmdevries Offline
#3 Posted: Fri, Nov 9 2018, 6:40 PM EST
Joined: 02-11-2014
Posts: 17,365
$3 sq foot for installing 50 year shingles, tearoff/cleanup?

Sold!
rfenst Offline
#4 Posted: Fri, Nov 9 2018, 6:54 PM EST
Joined: 06-23-2007
Posts: 39,304
Mrs. dpnewell wrote:


Has anyone here had a GAF 50 year roof installed? Are you happy?

David


We are pleased and would use it again if we had to (which we won't).
frankj1 Offline
#5 Posted: Fri, Nov 9 2018, 6:54 PM EST
Joined: 02-08-2007
Posts: 44,221
ZRX1200 wrote:
IDGAF

so funny.
shaun341 Offline
#6 Posted: Fri, Nov 9 2018, 8:26 PM EST
Joined: 08-02-2012
Posts: 8,826
I work for a roofing and siding company that deals with only GAF roofing products. Although I have never seen a roof priced by the sq ft, generally it would be by the sq which is a 10x10 area. So roughly $300 a square is probably a decent price including tear off, cleanup, materials, and installation. The 50yr shingle is pretty good and has a high wind rating. It's nice to see that he is replacing all of the flashings as well because a lot of contractors don't, and ridge vent is almost a must have because of condensation that can occur in attics with the temperature changes. The warranty is very good with GAF as well.

On a side not the GAF "Master Elite" installer is a paid for advertisement. The company pays GAF to be able to call them "Master Elite'", there are other levels you can purchase but I believe master elite is the most expensive. There is no training that GAF provides for this title. It does make life easier for the homeowner though if warranty issues were to arise down the road by using a master elite installer.
bs_kwaj Offline
#7 Posted: Sat, Nov 10 2018, 8:15 AM EST
Joined: 02-13-2006
Posts: 5,214

GAF

Reminded me of this...

https://www.youtube.com/watch?v=_uRtGJ2KUMg

Beer
zitotczito Offline
#8 Posted: Sat, Nov 10 2018, 12:24 PM EST
Joined: 08-21-2006
Posts: 6,441
I put on the GAF 50 year and am very pleased.
Mrs. dpnewell Offline
#9 Posted: Sat, Nov 10 2018, 2:55 PM EST
Joined: 08-23-2014
Posts: 1,373
shaun341 wrote:
I work for a roofing and siding company that deals with only GAF roofing products. Although I have never seen a roof priced by the sq ft, generally it would be by the sq which is a 10x10 area. So roughly $300 a square is probably a decent price including tear off, cleanup, materials, and installation. The 50yr shingle is pretty good and has a high wind rating. It's nice to see that he is replacing all of the flashings as well because a lot of contractors don't, and ridge vent is almost a must have because of condensation that can occur in attics with the temperature changes. The warranty is very good with GAF as well.

On a side not the GAF "Master Elite" installer is a paid for advertisement. The company pays GAF to be able to call them "Master Elite'", there are other levels you can purchase but I believe master elite is the most expensive. There is no training that GAF provides for this title. It does make life easier for the homeowner though if warranty issues were to arise down the road by using a master elite installer.


Thanks Shawn. Good info there. My roof is just under 1700 sq. ft. and the job is costing $5k even. I got prices from other GAF installers of $6,500 all the way to $13,000. I was a contractor for years, but was forced into early retirement due to the polymyalgia. I did the original roof 25 years ago, and I installed a ridge vent at the time. I must have done something right, as I got 25 years out of cheap 20 year 3 tabs. It's frustrating having to hire someone else to do what you at one time could do yourself.

David
Mrs. dpnewell Offline
#10 Posted: Sat, Nov 10 2018, 2:57 PM EST
Joined: 08-23-2014
Posts: 1,373
Robert and Zito, thanks for the replies. I'm glad you are both satisfied with your roofs. Contract signed. They're doing the job next week.

David
zitotczito Offline
#11 Posted: Sat, Nov 10 2018, 5:09 PM EST
Joined: 08-21-2006
Posts: 6,441
David, I rarely write reviews or make recommendations but I did on this one. This replaced a 3 tab original roof that was leaking. I had considered a cheaper roof, metal etc. and my contractor recommended this. The contractor does a lot of work in our area and the work he does is first class, so much so that you have to schedule stuff months and I mean months in advance and meticulous almost to a fault. I liked that he ran over my yard with a magnet on wheels to get any nails that might have strayed.


In either case I love the look during different times of the day and the ridge vent which replaced the previous one, very clean and classy.


Tim
shaun341 Offline
#12 Posted: Sat, Nov 10 2018, 5:15 PM EST
Joined: 08-02-2012
Posts: 8,826
Mrs. dpnewell wrote:
Thanks Shawn. Good info there. My roof is just under 1700 sq. ft. and the job is costing $5k even. I got prices from other GAF installers of $6,500 all the way to $13,000. I was a contractor for years, but was forced into early retirement due to the polymyalgia. I did the original roof 25 years ago, and I installed a ridge vent at the time. I must have done something right, as I got 25 years out of cheap 20 year 3 tabs. It's frustrating having to hire someone else to do what you at one time could do yourself.

David


I'd say so about doing something right! Generally I would tell people that a 20 yr 3 tab is lucky to last you 15 yrs. Normally the sun just burns them right up.

I just did a roof for my uncle and it was done at cost because he is family and that was 19 sq. Single layer tear off, ridge vent, ice and water on eaves, overhangs, and valleys, 30lb felt for rest of roof, with roof edge and the final bill after the dump fee was $5,515. $5k for your 17 sq roof is a really good price imo.
frankj1 Offline
#13 Posted: Sat, Nov 10 2018, 5:21 PM EST
Joined: 02-08-2007
Posts: 44,221
real good price.
I have 25 year GAF architectural shingles (Timberline?), 13 years old, still looking brand new.
Abrignac Offline
#14 Posted: Sat, Nov 10 2018, 8:58 PM EST
Joined: 02-24-2012
Posts: 17,273
Mrs. dpnewell wrote:
We finally got the Jersey home on the market. A few days ago I went into the attic after a rain, and noticed water droplets on some of the protruding roofing nails. The roof is 25 years old, and has 20 year 3 tabs.

With my polymyalgia, I can't even think of doing it myself. Most of the contractors want to install a GAF roof with Timberline HD 50 year shingles. Prices where all over the place, but the best deal was a guy I saw today at around $3 a sq. ft. He's a GAF "Master Elite" installer, where the others where only "Licensed" installers.

Price includes tear off and dumpster, permits, GAF starter strip, GAF "Storm Guard" membrane around entire perimeter and valleys, synthetic underlayment (instead of tar paper), 50 year GAF Timberline high definition shingles, new drip edge, step flashing and vent boots, GAF ridge vent and cap shingles, plus a transferable, non-prorated 50 year warranty on materials and labor.

Sounds like a really good deal to me, and the 50 year warranty should be a plus in selling the house.

Has anyone here had a GAF 50 year roof installed? Are you happy?

David


David, I’m a contractor down in Louisiana. Price seems too low. Haven’t priced 50 yr shingles, but 30 yr run about $88 tax included a square down here. You’re looking at about 24-27 squares including starter tabs and ridge caps. Figure in another $3-$400 for drip edge, valley tin, felt and ridge vents. Synthetic underlayment will also add to the total. Tear off, install and debris removal should be at least $3000.

I’m thinking he’s at least $800 low which is about what roofing workers comp would cost on labor.

I’d make damn sure his insurance is current, his WC covers roofing and he’s got at least $1M in WC & GL.
shaun341 Offline
#15 Posted: Sat, Nov 10 2018, 9:12 PM EST
Joined: 08-02-2012
Posts: 8,826
Abrignac wrote:
David, I’m a contractor down in Louisiana. Price seems too low. Haven’t priced 50 yr shingles, but 30 yr run about $88 tax included a square down here. You’re looking at about 24-27 squares including starter tabs and ridge caps. Figure in another $3-$400 for drip edge, valley tin, felt and ridge vents. Synthetic underlayment will also add to the total. Tear off, install and debris removal should be at least $3000.

I’m thinking he’s at least $800 low which is about what roofing workers comp would cost on labor.

I’d make damn sure his insurance is current, his WC covers roofing and he’s got at least $1M in WC & GL.



I would almost guarantee the contractor does have all of what you said Anthony, but in NJ there is a different set of standards. Most of the time these GAF master elite contractors here sub everything out. So they have the paperwork and all of their subs show them insurance numbers that aren't legitimate and 15 illegals show up your house and tear your roof off and replace it before noon. I can almost guarantee that is what will happen in this situation, a van will show up with no lettering and the contractor will be by at some point for maybe and hour or to run a magnet to clean some nails and that is it. The roofing industry is littered with this here and it is malpractice but the only person running a legit business was probably the $13,000 quote they got and most can't or shouldn't pay that for a 17 square house. Did I tell you NJ sucks yet!!!!
frankj1 Offline
#16 Posted: Sat, Nov 10 2018, 10:44 PM EST
Joined: 02-08-2007
Posts: 44,221
shaun341 wrote:
I would almost guarantee the contractor does have all of what you said Anthony, but in NJ there is a different set of standards. Most of the time these GAF master elite contractors here sub everything out. So they have the paperwork and all of their subs show them insurance numbers that aren't legitimate and 15 illegals show up your house and tear your roof off and replace it before noon. I can almost guarantee that is what will happen in this situation, a van will show up with no lettering and the contractor will be by at some point for maybe and hour or to run a magnet to clean some nails and that is it. The roofing industry is littered with this here and it is malpractice but the only person running a legit business was probably the $13,000 quote they got and most can't or shouldn't pay that for a 17 square house. Did I tell you NJ sucks yet!!!!

But David is moving, so...

just joshing. If GAF honors their warranty for work performed by this contractor, license and insurance(s) up to date...
shaun341 Offline
#17 Posted: Sat, Nov 10 2018, 11:02 PM EST
Joined: 08-02-2012
Posts: 8,826
frankj1 wrote:
But David is moving, so...

just joshing. If GAF honors their warranty for work performed by this contractor, license and insurance(s) up to date...


True, the warranty won't be affected. It's just the ethicals of the situation that suck and I can not say anymore that in this state with insurance, taxes and all the other business expenses that come with living here that I can blame contractors or homeowners for wanting to get a reasonable price to protect their investments.
frankj1 Offline
#18 Posted: Sat, Nov 10 2018, 11:04 PM EST
Joined: 02-08-2007
Posts: 44,221
shaun341 wrote:
True, the warranty won't be affected. It's just the ethicals of the situation that suck and I can not say anymore that in this state with insurance, taxes and all the other business expenses that come with living here that I can blame contractors or homeowners for wanting to get a reasonable price to protect their investments.

you're not wrong, bud.
Mrs. dpnewell Offline
#19 Posted: Mon, Nov 12 2018, 1:17 PM EST
Joined: 08-23-2014
Posts: 1,373
Abrignac wrote:
David, I’m a contractor down in Louisiana. Price seems too low. Haven’t priced 50 yr shingles, but 30 yr run about $88 tax included a square down here. You’re looking at about 24-27 squares including starter tabs and ridge caps. Figure in another $3-$400 for drip edge, valley tin, felt and ridge vents. Synthetic underlayment will also add to the total. Tear off, install and debris removal should be at least $3000.

I’m thinking he’s at least $800 low which is about what roofing workers comp would cost on labor.

I’d make damn sure his insurance is current, his WC covers roofing and he’s got at least $1M in WC & GL.


Thanks for the reply and concern. I measured and calculated the roof. He's going to be under 17 square with waste. I should have said 17 square instead of 1700 sq. ft. The roof is closer to 1600 sq. ft. One side is a straight run, and the other side has 1 dormer, so only 2 valleys to worry about, and 1 chiemny to flash. It's a simple, easy job.

David
Mrs. dpnewell Offline
#20 Posted: Mon, Nov 12 2018, 1:29 PM EST
Joined: 08-23-2014
Posts: 1,373
shaun341 wrote:
I would almost guarantee the contractor does have all of what you said Anthony, but in NJ there is a different set of standards. Most of the time these GAF master elite contractors here sub everything out. So they have the paperwork and all of their subs show them insurance numbers that aren't legitimate and 15 illegals show up your house and tear your roof off and replace it before noon. I can almost guarantee that is what will happen in this situation, a van will show up with no lettering and the contractor will be by at some point for maybe and hour or to run a magnet to clean some nails and that is it. The roofing industry is littered with this here and it is malpractice but the only person running a legit business was probably the $13,000 quote they got and most can't or shouldn't pay that for a 17 square house. Did I tell you NJ sucks yet!!!!


Yes, I'm expecting a bunch of illegals. That's just the way it's done in Jersey, now a sanctuary state. But the roof has to be done to sell the place, so what am I suppose to do?

Want to hear a horror story? I was installing a steel carport in a neighboring town (with permits), when several trucks pulled up to the house across the street, and out jumped a bunch of illegals. The house had an old roof (looked like 2 layers from my view point). They nailed OSB OVER the existing shingles, and then proceeded to tarpaper and roof. The home owner ended up with the weight of 3 roofs and 2 layers or sheathing. I've never seen anything like that before.

Oh, and the 13k guy? He told me that everyone else would want $20k, but they'd do it for $13k. By the time I finally got him out of my house, he was down to $10k. The next day, some slick talking "sales manager" called with some story about some bogus sales meeting they just had and a special promotion. He couldn't tell me the promotion price on the phone, but had a rep in the area that could stop by and explain the deal. I don't deal with companies like that.

David
Gene363 Offline
#21 Posted: Mon, Nov 12 2018, 2:05 PM EST
Joined: 01-24-2003
Posts: 30,814
shaun341 wrote:
I would almost guarantee the contractor does have all of what you said Anthony, but in NJ there is a different set of standards. Most of the time these GAF master elite contractors here sub everything out. So they have the paperwork and all of their subs show them insurance numbers that aren't legitimate and 15 illegals show up your house and tear your roof off and replace it before noon. I can almost guarantee that is what will happen in this situation, a van will show up with no lettering and the contractor will be by at some point for maybe and hour or to run a magnet to clean some nails and that is it. The roofing industry is littered with this here and it is malpractice but the only person running a legit business was probably the $13,000 quote they got and most can't or shouldn't pay that for a 17 square house. Did I tell you NJ sucks yet!!!!


Not just NJ, it's happening here in South Carolina and in Georgia. In my observations brick layers/concrete workers used to be almost all black and framers almost all white, now they are Latinos that work for a subcontractor, wink wink. The sad thing is a legitimate contractor cannot compete.

Warning thread jack on:
As for roof vents, what about homes with sprayed in insulation that covers the attic ridge and sofet vents? We have that and it's been fantastic insulation, but eventually we will need to replace our architectural multi tab shingles, possible with metal or another shingle system. I figured on eliminating the vents on portions that are sealed with foam. We will retain one section that has a cathedral ceiling as well as the portion over the garage.
Thread jack off.
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