"Una" wrote
Cshenk wrote:
Una one added part. Before you contract, find out from the various folks
how much it will cost per panel that may have to be replaced. Thats the
hidden 'gotcha' and there can be HUGE differences but once you start, you
have no choice but the follow through. The job has to be finished pretty
quick once started.

Yup. My thought exactly. I am rather disturbed that the proposal did
not address this likely contingency.

One thing we found out, fortunately *before* we made the mistake, is why
some of the 'cheaper bidders'
are cheaper. They price out just the tile etc removal and do not tell you
the rest.

Once they've pulled it all off, you have to pay whatever they cost as you
cant wait a month or more like that, for a better priced fellow to finish it
off.

I do not recall the exact prices but our job when like this:

1,500 remove tile and put new, 70$ new wood panels (many as needed, 70$
each).

Other fellow was 750$ but on checking, panel replacement was a whopping 250$
each. Can you guess the difference?

Did our fellow get his money back for our job? Yes, and he's now the choice
of everyone in my neighborhood who doesnt have major structural issues
because they 'used the other guy'. My neighbors have rotting beams at the
roof and attic floor because of shoddy work. It's costing them LOADS.

The main roof has sheathing boards now. Can they be mixed with plywood
or OSB underlayment or will I need to stick with boards?

Sorry, I do not know. Thats one only a real roofer can answer. Mine was
plywood to start with.

You know you have leaks, so you know you have damage. Factor that in, and
the earlier fixed, the cheaper it is.

I hear you. Deferred maintenance usually is *expensive* maintenance,
plus there is the added aggro factor of living with the problem. I do
not like surprise puddles on my kitchen floor. Nor falling ceilings
nor rot in the walls...

Rot in the walls can be devistating. You can basically lose your house but
still owe the bank over that one. Insurance may not help at all.

Just please, do not get in the situation of one of my neighbors. He's got
to have the entire roof structure removed,many of the ceiling joists in the
floor of the attic, and a new one put on. He's owned the
house for 20 years now and it's going to cost him well over 30,000$.