I need advice on my roof. Last fall, our roof started leaking, and we decided to replace the entire roof, reshingle it and everything. (We've owned the house for 24 years without touching the roof.) A few contractors came by, and we picked one, and just signed a contract two weeks ago. In the meantime, we were alerted to a significant sag in the section of the roof over the garage. (This section spans the garage and the side hallway of the house. The garage is connected to the house. This section of the roof measures at about 26" x 24 1/2".)
When we told the contractor about the sag, he told us we shouldn't worry about it, and that the 30-year architechural shingles he will be installing will possibly hide the sage. He also said that by "jacking up" the rafters inside the roof, it might possibly cause collateral damage to the walls of the garage, and he didn't want to do that. Then our next-door neighbor showed us a side view of what our roof is doing, and we saw fairly pronounced bowing occuring on the front and back walls of the garage, in addition to the sag in the roof.
We called the contractor back, and at first he said his company doesn't frame roofs, then when he understood he might lose the contract (there is no possible way to get two separate contractors, one to fix the sag, the other to install a new roof),he said he could bring in a framer to replace and rebuild the entire roof structure, rafters and all to the tune of $8,000 (on top of the $12,000 we are paying to replace the roof itself).
My agonizing questions: I have the understanding we really should do something about the sag, but I have no idea if this is a structural problem or not. The contractor didn't even look at the rafters inside to figure out what was going on. Is $8,000 too expensive to rebuild a roof of this size, or are we being taken for a ride? And if we do go ahead and rebuild it, will it fix the bowing of the front and back walls? What would you do in our shoes?
We have determined we definitely need to replace the roof, but I don't want to move ahead with anything until we make a thoughtful decision about what to do concerning this sag, which is extremely noticeable from the street. Please help!
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