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I'm currently looking at a house that seem interesting except according to my real estate agent \"need updating\" of the kitchen and bath. Apparently yellow counters and shag carpeting are not popular anymore Lol. The updating i can handle, they did say however that i would need a new roof in 2 years. I was told that it did not leak (but how do they know that i would need one in 2 years.)

Anyway my question is, how expensive are roofs....i'm not sure if i should be looking at this in depth or avoiding it all together.

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\"I dream of a better tomorrow, where chickens can cross the road and not be questioned about their motives\"

It depends. You can save a but on labor by having new shingles thrown down on top of the current ones, but not always. Also it matters if the wood under the shingles is still good. You're looking at a price in the thousands for sure, but worth it. Roofing is a pain, and a project like a house (vs a shed) requires more manpower than an avg person can do in a reasonable amount of time.
Depending on what is currently/going to be installed, shingles last from 10-50 yrs with the most common 3-tab asphalt shingles going about 20-25ish yrs.

As Jack said, roofing is a pain in the ass. However, it's a fairly simple project that can be done by the average homeowner with minimal DIY skills and not a lot of tools. Having said that, as a DIY project you should consider how many stories, how many valleys and how steep the pitch is before you decide to tackle it yourself.

Roofs are labor intensive but materials are pretty cheap, assuming you go with 20 or 30 year three tab shingles. 20 year shingles cost around $25 a bundle and there's 3 bundles per square (100 square feet). 30 year cost around $30 per bundle and there's 4 bundles per square. The difference being weight, a 20 year shingle weighs 240 pounds per square, a 30 year 320 pounds per square..in other words, a bundle of shingles weighs 80 pounds.

If you like the house, it's affordable and it's in a stable neighborhood I wouldn't let a roof be the deciding factor; hell, you might even be able to use that as a negotiating tool to get the price down a few thousand. Every house will need a roof some day, even brand new ones.

OC

Thanks for the help guys. I really appreciate all the input.

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\"I dream of a better tomorrow, where chickens can cross the road and not be questioned about their motives\"

If you go for a VA loan the roof could be a thorn in the loan process after the home inspection that's required if they think it's only got a couple years left in it. Negotiating for either the price or getting it done by the owner might be a good idea.

Metal roofing is another option to asphalt shingles, and will last at least 40 years. It looks good on houses and my dad had his done a few years ago. I just had my barn re-roofed with metal. My barn is at least twice the size of many homes and it cost me $7500...but it's giving my 130 year old barn new life instead of me worrying when it'll fall down.

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SoWW #2485
Cave Putorium!

After meeting with the listing agent today i come to find out that this house that just needs \"a bit of updating' is needing 40,000 worth of work, So i'll be passing on this for now and continue on my house hunting quest.

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\"I dream of a better tomorrow, where chickens can cross the road and not be questioned about their motives\"

I know some roofers heather, if you end up getting a place that needs a roof i can make sure you don't get ripped off if you decide to hire someone.

Oh well that's good to know, thank you.

This house that i just passed on was near where your cousin was (back many years ago when we use to hang out.) I like that area and i'm trying to find something affordable near there.

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\"I dream of a better tomorrow, where chickens can cross the road and not be questioned about their motives\"

He's still there.

Oh good to know, unfortunately there is nothing for sale around there at the present time.

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\"I dream of a better tomorrow, where chickens can cross the road and not be questioned about their motives\"

I gotta get you down here sometime to check out the firehouse i bought, that i'm remodeling. It's awesome.

My entire first floor is a huge drive in garage, my Porsche has never been happier:

Like my very own Bat cave.

Bat cave eh' Now you are speaking my language.

Sorry i don't have any \"modeling shots\" to send you pics with all my weapons

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\"I dream of a better tomorrow, where chickens can cross the road and not be questioned about their motives\"