A Comparison of High End Roofing Options

Transcription

1 A Comparison of High End Roofing Options Prepared by Howard Maxfield Plus One Inspection Services, Inc And Larry Miller Seattle Roof Brokers January 2, of 1

2 Executive Summary Many homeowners are facing a need for new roofing. There are many options available, and we hope to help you determine the option, which is the best long-term investment for you. We have evaluated eleven roofing options. The options selected are based on quality of the materials, expected useful lifetime, and conformance to the standards of high-end housing. Then each option is evaluated based on a worst case roofing installation cost and cost of maintenance. Our quality target is roofing products suitable for million dollar homes. The work done to date can also serve as a buyer s guide for homeowners with web site information for all roofing options, typical product installation costs, and expected maintenance costs. For those communities now requiring cedar shake only, concerns for Color Options are also addressed by picturing the present variety of colors in Cedar Shakes. All roofing options are then ranked by cost of installation and then by total cost of installation and maintenance per year of expected life. Conservative lifetimes and maintenance costs are used. The least cost installation option is ½ Cedar Shake, untreated and the most expensive installation option is Monier Lightweight Concrete tile. The lowest cost per year of life product is Classic Rustic Metal Shakes and the most expensive roof over its lifetime is Cedar shingle untreated. 2 of 2

3 Product Rankings The following tables compare the different products the Committee evaluated for both typical installation costs and total estimated maintenance and installations costs for each product over the expected lifetimes of each product. These prices are not intended to be precise, but a relative comparison between products. Note that they are based on a worstcase scenario of a 60 square roof of 12/12 pitch. Our final recommended products are marked with an asterisk Comparison by Installed Cost 1 Product Installed Cost 1. Medium (1/2 ) Cedar Share premium grade untreated $32, Medium (1/2 ) Cedar Share premium grade treated (CCA) $33, Cedar shingle untreated $35, Heavy (3/4 ) Cedar Shake premium grade untreated $35, Cedar Shingle treated (CCA) $38, Heavy (3/4 ) Cedar Shake premium grade treated (CCA) $38, GAF Grand Canyon FRS asphalt composition $41, Owens Corning Woodmoor FRS asphalt composition $41, CertainTeed Presidential TL-FRS asphalt composition $41, Classic Rustic Shingle metal shake $54, Monier Lifetile (Lightweight) concrete tile $60,000 1 Worst-case scenario: 60 square roof, 12/12 pitch Comparison by Cost per Year of Life 2 Product Cost per year of life 1. Classic Rustic Shingle metal shake $1, Heavy (3/4 ) Cedar Shake Premium Grade Treated (CCA) $1, GAF Grand Canyon FRS asphalt composition $1, Owens Corning Woodmoor FRS asphalt composition $1, CertainTeed Presidential TL-FRS asphalt composition $1, Medium (1/2 ) Cedar Shake Premium Grade Treated $1,553 (CCA) 7. Heavy (3/4 ) Cedar Shake Premium Grade Untreated $1, Cedar Shingle Treated (CCA) $1, Monier Lifetile (lightweight concrete) $1, Medium (1/2 ) Cedar Shake Premium Grade Untreated $2, Cedar Shingle Untreated $2,688 2 Worst-case scenario: 60 square roof, 12/12 pitch, Installed cost + Lifetime Maintenance Cost of the Product Divided by Product Expected Life 3 of 3

4 Products Compared Basis of Selection: The following products are selected for evaluation based on their quality of material, expected life, and conformance to high quality architectural styles. Synthetic Options were not included due to uncertain performance characteristics. Pricing of installation costs is typical for a good quality installation, and not intended to be precise. You may be able to find lower costs. Maintenance Costs are typical and frequency of maintenance may vary with the location. Both install and maintenance costs are generally directly related to the size and the pitch of the roof. Asphalt Composition roofing, if replacing cedar shakes or shingles typically requires solid sheathing installation in addition to the roof cover, which raises the installation costs. The Classic metal roof is often installed over existing shakes. This method is discouraged, as it leaves an unsightly flashing at the gutter to cover the old shakes and fasteners may only penetrate cedar shake, and not the roof sheathing below the old shakes. Products Selected for Evaluation: 1. Cedar Shingle untreated 2. Cedar Shingle treated (CCA) 3. Medium (1/2 ) Cedar Shake premium grade untreated 4. Medium (1/2 ) Cedar Shake premium grade treated (CCA) 5. Heavy (3/4 ) Cedar Shake premium grade untreated 6. Heavy (3/4 ) Cedar Shake premium grade treated (CCA) 7. CertainTeed Presidential TL-FRS asphalt composition 8. GAF Grand Canyon FRS asphalt composition 9. Owens Corning Woodmoor FRS asphalt composition 10. Classic Rustic Shingle metal shake 11. Monier Lifetile (Lightweight) concrete tile 4 of 4

5 Roofing Product Evaluations Product: Cedar Shingle Untreated Category: Cedar Web: Warranty Lifetime: 20 years Aesthetic Lifetime: 10 years Expected Lifetime 1 : 15 years Uniform appearance Prone to leaks; no vapor barrier Signifies high quality Prone to cracking, splitting, curling Highest Fire Hazard Typical Installed Cost per square: $ sq, 12/12 pitch 45 sq, 12/12 pitch Installed Cost 60 squares, 12/12 pitch: $35,400 $26, Clean and Treat every 5 years 2. Replacement shingles and Ridge caps at 10 years 3. Total Maintenance costs, present value: $1200 x 2 $2530 one time $4930 $900 x 2 $1900 one time $3700 Total Costs 2 : $40,330 $30,318 Install and Maintenance Costs per Year of Expected Life: $2,688 $2,016 Resale Value roof 20 years old: Poor Color Palette: Natural Cedar with variable stain colors from White to Rust Cedar Shingle, th Ave SE, Evergreen Sold 05/09/03 $559,00 5 of 5

6 Product: Cedar Shingle Treated (CCA) Category: Cedar Web: Warranty Lifetime: None Aesthetic Lifetime: 20 years Expected Lifetime 1 : 25 years Uniform appearance Prone to leaks Signifies high quality Prone to cracking, splitting, curling Highest Fire Hazard Typical Installed Cost per square: $ sq, 12/12 pitch 45 sq, 12/12 pitch Installed Cost $38,100 $28, Clean every 5 years (after 10 years) 2. Replacement shingles and Ridge caps at 20 years 3. Total Maintenance costs, present value: $ 800 x 3 $2,530 $4,930 $ 600 x 3 $1,900 $3,700 Total Costs 2 : $43,030 $33,589 Install and Maintenance Costs per Year of Expected Life: $1,721 $1,291 Resale Value roof 20 years old: Poor Color Palette: Natural Cedar with variable stain colors from White to Rust 2. Treated Shakes do not need further treatment except for coloration Product: Medium (1/2 ) Cedar Shake Premium Grade Untreated Category: Cedar Web: Warranty Lifetime: None Aesthetic Lifetime: 10 years Expected Lifetime 1 : 17 years Least Installed Cost Significant Maintenance Costs Architecturally Uniform Low Lifetime High Fire Hazard Typical Installed Cost per square: $ sq, 12/12 pitch 45 sq, 12/12 pitch Installed Cost $32,100 $24, Clean and Treat every 5 years 2. Replacement shingles and Ridge caps at 10 years 3. Total Maintenance costs, present value: $1,200 x 3 $2,530 $6,130 $900 x 3 $1,900 $4,600 Total Costs 2 : $38,230 $28,675 Install and Maintenance Costs per Year of Expected Life: $2,248 $1,686 Resale Value roof 20 years old: Poor Color Palette: Natural Cedar with variable stain colors from White to Rust 2. Treated Shakes do not need further treatment except for coloration 6 of 6

7 Product: Medium (1/2 ) Cedar Shake Premium Grade Treated (CCA) Category: Cedar Web: Warranty Lifetime: 25 years (for fungal decay and rot) Expected Lifetime 1 : 25 years Advanced Cedar shake life Less expensive cleaning over untreated shakes Aggressive cleaning can reduce life expectancy Possible disposal issues with CCA Typical Installed Cost per square: $ sq, 12/12 pitch 45 sq, 12/12 pitch Installed Cost $33,900 $25, Clean with low pressure wash or air wash every 5 years (after 10 years) 2. Ridge cap and field shake repairs at 20 years 3. Total Maintenance costs, present value: $800 x 3 $2,530 $4,930 $600 x 3 $1,900 $3,700 Total Costs 2 : $38,830 $29,125 Install and Maintenance Costs per Year of Expected Life: $1,553 $1,165 Resale Value roof 20 years old: Poor Color Palette: Green tinge when new, stain to range of colors, white to rust 2. Treated Shakes do not need further treatment except for coloration Product: Heavy (3/4 ) Cedar Shake Premium Grade Untreated Category: Cedar Web: Warranty Lifetime: None Expected Lifetime 1 : 25 years Longest life of untreated Cedar shakes Significant Maintenance Costs Increased Installation Costs High Fire Hazard Typical Installed Cost per square: $ sq, 12/12 pitch 45 sq, 12/12 pitch Installed Cost $35,400 $26, Clean and Treat every 5 years, beginning year five 2. Replacement shingles and Ridge caps at 20 years 3. Total Maintenance costs, present value: $1,200 x 4 $900 x 4 $2,530 $7,330 $1,900 $5,500 Total Costs 2 : $42,730 $32,050 Install and Maintenance Costs per Year of Expected Life: $1,709 $1,282 Resale Value roof 20 years old: Poor Color Palette: Natural Cedar with variable stain colors from White to Rust 2. Installed Cost plus Maintenance Costs 7 of 7

8 Product: Heavy (3/4 ) Cedar Shake Premium Grade Treated (CCA) Category: Cedar Web: Warranty Lifetime: 50 years (for fungal decay and rot Expected Lifetime 1 : 35 years Longest life of all Cedar Shakes and Shingles High perceived value Highest Installed Cedar Shake Cost Significant Maintenance Costs High Fire Hazard Typical Installed Cost per square: $ sq, 12/12 pitch 45 sq, 12/12 pitch Installed Cost $38,400 $28, Clean with low pressure wash or air wash every 5 years (after 10 years) 2. Ridge cap and field shake repairs at 25 years 3. Total Maintenance costs, present value: $800 x 5 $600 x 5 $2,530 $6,530 $1,900 $4,900 Total Costs 2 : $44,930 $33,700 Install and Maintenance Costs per Year of Expected Life: $1,283 $962 Resale Value roof 20 years old: Poor Color Palette: Green tinge when new, stain to range of colors, white to rust 2. Installed Cost plus Maintenance Costs 3. Treated Shakes do not need further treatment except for coloration 8 of 8

9 Product: CertainTeed Presidential TL-FRS asphalt composition Category: Asphalt Composition Architectural Grade Web Site: Warranty Lifetime: Lifetime Expected Lifetime 1 : 35+ Long Life Signifies Quality Class A Fire Rating Currently Installed in High End Homes Different than what is currently in Parkside Highest Installed cost of Long Life Composition roofing Debris tends to stick to roofing Typical Installed Cost per square: $ sq, 12/12 pitch 45 sq, 12/12 pitch Installed Cost $41,700 $31, Blow Clean every 3 years 2. Total Maintenance costs, present value: $400 x 11 $4,400 $300 x 11 $3,300 Total Costs 2 : $46,100 $34,575 Install and Maintenance Costs per Year of Expected Life: $1,317 $988 Resale Value roof 20 years old: Good Color Palette: 2. Installed Cost plus Maintenance Costs Presidential TL Circle SE, Mill Creek, Evergreen Neighborhood Sold 08/09/05 $1,350,00 9 of 9

10 Product: GAF Grand Canyon FRS asphalt composition Category: Asphalt Composition Architectural Grade Web Site: Warranty Lifetime: Lifetime Expected Lifetime 1 : 35 years Lowest Installed cost of Long Life Composition roofing Class A fire and wind rating Different than what is currently in Parkside Debris tends to stick to roofing Typical Installed Cost per square: $ sq, 12/12 pitch 45 sq, 12/12 pitch Installed Cost $41,100 $30, Blow Clean every 3 years 2. Total Maintenance costs, present value: $400 x 11 $4,400 $300 x 11 $3,300 Total Costs 2 : $45,500 $34,125 Install and Maintenance Costs per Year of Expected Life: $1,300 $975 Resale Value roof 20 years old: Good Color Palette: 2. Installed Cost plus Maintenance Costs th Ave SE, Mill Creek, Fairway Neighborhood No Recent Sales 10 of 10

11 Product: Owens Corning Woodmoor FRS asphalt composition Category: Asphalt Composition Architectural Grade Web Site: Warranty Lifetime: Lifetime Expected Lifetime 1 : 35 years Long life Class A fire and wind rating Different than what is currently in Parkside Debris tends to stick to roofing Algae resistant Typical Installed Cost per square: $ sq, 12/12 pitch 45 sq, 12/12 pitch Installed Cost $41,400 $31, Blow Clean every 3 years 2. Total Maintenance costs, present value: $400 x 11 $4,400 $300 x 11 $3,300 Total Costs 2 : $45,800 $34,350 Install and Maintenance Costs per Year of Expected Life: $1,308 $981 Resale Value roof 20 years old: Good Color Palette: 2. Installed Cost plus Maintenance Costs NE 184 th Pl, Woodinville No Sales information available 11 of 11

12 Product: Classic Rustic Shingle metal shake Category: Painted metal (aluminum) shake Web: Warranty Lifetime: 50 years on paint Expected Lifetime 1 : 50 years A long useful life Shake look alike Can be installed over existing shake roof Popular in Mill Creek Debris tends to slough off Difficult walkability Aesthetic and fastening problems when applied over existing roof Sole Source supplier Typical Installed Cost per square: $ sq, 12/12 pitch 45 sq, 12/12 pitch Installed Cost $54,000 $40, Blow clean every 5 years 2. Total Maintenance costs, present value: $400 x 8 $3,200 $300 x 8 $2,400 Total Costs 2 : $57,200 $42,900 Install and Maintenance Costs per Year of Expected Life: $1,144 $858 Resale Value roof 20 years old: Good Color Palette: 2. Installed Cost plus Maintenance Costs Willow Lane SE, Mill Creek Sold 04/28/2006: $795, of 12

13 Product Description: Monier Lifetile (lightweight concrete) Category: Lightweight concrete tile Web: Warranty Lifetime: Limited Lifetime Expected Lifetime 1 : 35 years Prestigious appearance Class A fire rated No structural reinforcement required Prone to breakage High maintenance High installation costs Susceptible to moss growth Typical Installed Cost per square: $ sq, 12/12 pitch 45 sq, 12/12 pitch Installed Cost $60,000 $45, Blow Clean every 5 years 2. Total Maintenance costs, present value: $400 x 6 $2,400 $300 x 6 $1,800 Total Costs 2 : $61,800 $46,800 Install and Maintenance Costs per Year of Expected Life: $1,782 $1,337 Resale Value roof 20 years old: Good Color Palette: 2. Installed Cost plus Maintenance Costs NE 141 st St Woodinville Bear Creek Country Club, 1. Recent Sale $1,100, of 13

14 Existing Cedar Shake Roof Color Range The photos below indicated the variety of roofing colors present in Treated Cedar shakes. Most communities allow variations in color treatments without opposition. 14 of 14

15 The Committee wishes to thank Larry Miller and his wife Sandy, of Seattle Roof Brokers, for their many contributions to this report. For assistance in obtaining a good quality roof replacement, call of 15