re: Roofing advice needed

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They have done like 5 houses in my neighborhood. does this seem like a fair price

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This is too hard to tell honestly. I know you listed sq footage of the house, but 1 or 2 stories really changes the square footage of the roof (obviously 2500 sq ft over 1 story is much larger roof area than a 2 story of the same sq ft), hips, valleys, etc. Obviously your insurance company will have a figure they're willing to cover, this should make it under that... but impossible to honestly say. Hence why getting your adjuster and a couple quotes is so valuable. Absolutely ask your neighbors how they felt about it. Obviously most issues don't show up until a big rain, but some red flags are present before that. I've heard nothing bad about that company, just no firsthand experience with.

The 2 people i sent to my mom's house for quotes were matt reese, may be reese's roofing... and keith stern roofing. I can attest to 2 decades of solid service with either company. I have no idea how busy they are, but i can imagine lol. Keith is in clay and i feel matt is on your side of the river.

Tons of good companies out there. Just kick a few tires and ask as many questions as you want. If their estimator doesn't or can't answer the question, move on to the next one.

Total sidebar: worst inspector i ever had the privilege to deal with was stationed in mandarin, forever. I used to get so pissed when i heard we had another addition to do off of orangepicker. I feel ol' Solomon has finally retired, so hopefully you won't have a needless reinspection

The quote he gave you is not out of line.The GAF Timberline HD is a very good top tier shingle and using it along with the Storm Guard and felt buster will qualify it for their Smart Choice 10 year labor warranty which really is the only warranty worth anything.

This has to be installed as per GAF specs which include 6 nails per shingle in order to qualify for the warranty. The "lifetime" warranty is material (shingle) only and is basically against manufacturers defects and even those are pro-rated. This is standard for all shingle manufacturers. The only real warranties worth the money are commercial low slope no dollar limit warranties and that does not apply here.

No one is going to give you a cost per line item and if he only uses 40 squares instead of 45 you don't get a rebate. It is a lump sum proposal and contract. He is pretty thorough with his scope and yes you need to replace all of those items. He also is hauling off all existing roof and debris and paying to dispose of. All in all I would think he is a good benchmark to use if you want other prices.

For him and any others: ask for references and contact them, ask for proof of insurance and a copy of current certificate of insurance. That dollar amount and the stringent rules of Florida Contractors license requirements chances are you won't get a licensed one, but under $50,000 it is not required. Which is why you ask the afore mentioned questions.

Do not pay in advance any money. You can pay 30% once material is delivered and sitting in your driveway and some might require that (it's not an unreasonable request) but most won't. Let them know if it is an insurance claim, let your insurance company know who your contractor is.

If you want the GAF warranty have him provide an itemized invoice (not dollars for each item-just name of item) and keep this in a file. Print the warranty and keep with it. The warranty is with the manufacturer not the contractor so if you have to make a claim it's easier than trying to run him down.

Hand nailing is not better than air nailing unless you have roofers that have been hand nailing for the last 20-30 years and chances are you won't. Well I'll just say you won't. The nail has to be flush with the shingle and an air coil nailer that is set right is the best way to achieve this. If the nail is overdriven it will damage the shingle, if it is raised it will interfere with the overlayed shingle setting and can back out. This is a discussion worth having with the contractor to insure proper settings of nails. If they are selling based on hand nailing I would decline. No one nailing shingles now (it's a young mans game) really understands what I just wrote or can have consistent hammer blows to compete with an air nailer. Just as I said make sure they set it right because if not they can be bad too.

I would not leave the existing underlayment on the wood deck and install the new over it for a couple of reasons. If it has moisture it can't get out and if you have deck problems you might not catch them. I know it is done and it's not a deal breaker but if it is my house the old felt is being removed and that should not change the cost.

Ask how long will it take start to finish-weather permitting and also you want to be watertight at all times.

Address any special flashing issues you might have, dormers, chimneys, valley flashings etc...

Good luck.

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Why does the quote have 44.73 square removed and 51 square installed?

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Waste = 10-15% dependent upon roof type

Seems right considering the footage and system

That roof should run you under $12,000

That roof shouldn't cost more than $12,000.
the sq foot of the house isn't what you go by. The estimate says 44 squares. On the high side roofers are charging $265 a sq.