Greetings all,
I’ve got a situation which has started me thinking. I live in Pa. I have to have both of my vent stack boots replaced. The 1st estimate is $653. I realize the job is all labor, parts and muck are nothing. Can you guys/gals recommend any good repair estimate guides that will give general pricing guidelines for most home repairs. I realize a lot factors into the estimates but it is good to know an approximate price, if the job is not in your expertise. Any help would be greatly appreciated. I guess I’m looking for parts and or labor estimating books. Thanks as always.
Replies
Yellowpages? Call a few people?
RSMEANS?
Use google and search for :
Construction Estimators guide or book.
There are quite a few out there to choose from.
That sounds a bit high. The "HomeTech Handyman Cost Estimator" shows the replacement of a vent stack boot at $170 ea for asphalt shingles $260 ea for wood shakes and $360 ea for slate or tile shingles. Check them out at <hometechonline.com>
"That sounds a bit high."
How high is his roof? How steep is it? What kinda roofing? What shape is his roofing in? What's the site access like? What are the conditions on the ground at his place?
etc.
You have no idea if this is a high price or not.
neither does hometech.
Only people who do are the people who drive over for a look-see and give an estimate.
Jeff Buck Construction
Artistry In Carpentry
Pittsburgh Pa
Gee, ya think that spongey feeling around the boot might mean anything?Intimidation is the sincerest form of battery
Thanks for the response CircleW. I am going to seek additional estimates tomorrow. I appreciate the info..
How 'bout answering Jeff's questions first?
a fully informed discussion might save wasted time for other contractors and a headache for yourself.It might be that you found a rip-off artist and it might be that you have a very fair estimate.What pitch roof
what type shingles
location
access
why do you think the boots need changed?
Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!
>>why do you think the boots need changed?<<
I think he kind of answered that one in the OP.....
>>I have to have both of my vent stack boots replaced.<<
He says "have to", not "want to" or "think it would be a good idea to".
Methinks this translates to:
"both of my vent stack boots are shot, the only time they don't leak is when it has not been raining for at least an hour"
I suspect he knows this because of the water stains on the ceilings below the vent stacks.
How much rot accompanies those leaks remains to be seen.......
JimNever underestimate the value of a sharp pencil or good light.
This thread reminds me of this:Not to long ago I got a call to look at a roof leak. Went to the house and she showed me the stain on the ceiling (those one foot square staple up tiles).We go outside and the leak is a couple of feet away from the edge of the roof. Another roof, lower, is against that wall. A couple of feet from that intersection is a roof vent.Lady says the first guy she had out to look at the leak said the roof vent was at fault and the decking was soft around the vent.The vent looks OK to me (and it is on a completely different roof plane than what the leak is under!!) and the deck feels solid all around.So I suggest we pull the stained tile down (it was sagging anyways) and see if anything can be seen above.I start pulling the tile down and it turns out there is a mouse nest above it. A whole bunch of lint, etc., with thousands of little tiny mouse turds.So the stain was not a leak, it was mouse pee.If she had gone with the first guy, she'd have paid money to fix what wasn't at all broken and then she would've repaired the ceiling (eliminating the nest) and never known that the whole thing was a waste.
Good story.
Things are not always as they seem - pays to look first.
JimNever underestimate the value of a sharp pencil or good light.
Pitch is approx 4/12. The shingles are 12 yrs. old, but no deterioration or popped shingles. roof is a standard gable end, no hips or valleys. The access is prime as the gable ends face the streets. The boots are definitely shot, roofer brought pictures down, definitely my roof. The gaskets are completely deteriorated on 1 side of both gaskets. Long story short, I got addtional estimates and got the work completed for $270 with 1 year warranty from reputable roofing company A+ rating with BBB. I appreciate everyones help. I realize we all need to get paid for our services, but in today's times we all need to hold onto what we can. Thanks again for all the help and support guys. Have a great day...
congrats on your first post.and now i'll jump all over it <g>. welcome to breaktime.i looked at that site you mentioned. here is a link to their sample page for painting.http://www.hometechonline.com/handyman/painting.htmfor interior trim, it has (per linear foot)::1 coat on painted surface- materials .06 labor .73
prime and 1 coat- .09 1.10
prime and 2 coats- .12 1.50and that don't make sense. even allowing for the higher price of paint vs primer, a coat of paint is 6 cents. they add 3 cents to include a coat of primer. but then only another 3 cents for a second coat of paint. ?and it's understood that the first coat, of either paint or primer, will have a premium, due to set up and clean up, and additional coats are discounted. so the second coat costs only 37 cents, 50% of the first. but then the third coat cost another 40 cents. are they just rounding up?am i missing something here?i'd be leery trusting that particular reference.and they spelled labour wrong.
Lotsa options:
One added question - rough value of house and type of neighborhood?
If low end, a DIY 5 gal bucket of fibered roof cement is only $30 or so. <G>
He's got two though.........
That would be $60 in material , right?Remodeling Contractor just on the other side of the Glass City
If it takes 5 gal of goop for each boot, I suspect he has bigger problems."Put your creed in your deed." Emerson
"When asked if you can do something, tell'em "Why certainly I can", then get busy and find a way to do it." T. Roosevelt
Everybody that I've followed, that has used the stuff, finds a way to use waaaaayyy more than is needed. They find really interesting ways....Remodeling Contractor just on the other side of the Glass City
They find really interesting ways....
Me too. I used to waste half the bucket on my hands, pants, shoes, etc."Put your creed in your deed." Emerson
"When asked if you can do something, tell'em "Why certainly I can", then get busy and find a way to do it." T. Roosevelt
Rough value is 250,000 to 280,000. Neighborhood is mainly blue collar middle class.
Where in PA?
To answer the rest of your question?
I can knock out two stack boots in an hour-an hour and a half tops. Assuming that's ALL that needs done!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
But figure the rest of the equation............time to and from the job. Time to pick up parts. What else is broken/rotted/ruined and needs replaced? And don't forget that in P.A. insurance for roofers is insanely expensive.
Is that all inclusive? Or when he pulls the boots off and finds rot or other damage? Is that more?
Looking it up in an estimating book or program is an exercise in wasting your time and his.
He's deciced that's what the job is worth. Now, maybe he's been slow and is trying to make up for it on your job. Happened to me in January with a local plumber.
Or maybe he sees more wrong than just boots and didn't effectively communicate that.
It mnight be time to call him and ask what that includes...........and if you're still not happy with the price you can get another estimate....................but not too many people are going to waste the time to give a price on a $500 job.
If you're on the eastern side between Philadelphia and the Pocono's, as far west as Hamburg............let me know and I can give you a number of someone who does good work..........nnot sure he'll be any better price wise, but he might.
"I can knock out two stack boots in an hour-an hour and a half tops. Assuming that's ALL that needs done!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!"Me too, assuming that it is a simple walk-on roof with asphalt shingles that are easily obtained.But if it is shakes or wood shingles on a 12/12 the price and time involved can triple.Make it two stories and rot involved and ad even more.Put a steep slope landscape with fence around it and add again.But this guy can't seem to describe what is involved other than to say two stack boots.
Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!
Ya missed it, check post just before yours.
JimNever underestimate the value of a sharp pencil or good light.
aha! He was posting while I was writing.He got a decent price for that then. Sounds fair both ways
Welcome to the Taunton University of Knowledge FHB Campus at Breaktime. where ... Excellence is its own reward!
Would you trust your roofs integrity to the lowest bid? Without seeing your roof or the condition of the existing shingles I cant comment on the price.
Family.....They're always there when they need you.