Mansard Problems

I have a client who I picked up a couple of years ago. They had this mansard re-roofed in 2009. It's about 160 squares, from the most expensive crew around. I really have respect for the owner, but they messed this one up.

Anyhow, these are falling off everywhere there is direct sunlight. They patched it several times and then started charging them, now we are patching it. I'm planning on setting a scaffold and re-nailing shingles as necessary, and manually adhering EVERY shingle that is on a problem side. Approximately 40 squares. T&M

Anybody done anything like this? Anybody think it WON'T work?

These are relatively simple to patch if one keeps a few galvie 3d or 4d nails on hand. Simply slide the laminate strip back in position, face-nail. The small head on the 3d nail holds the shingle securely without being conspicuous.

clvr83 Said: OS: Agreed. I have no problem defending my rates, especially if its less than a single day job. Its nice to have a good reputation.

Lefty: Your approach no doubt works, and is normally similar to how I would do it. This time, I just had a thought...

Two important things that I didnt think to mention: The shingles pop right open, hardly a flat bar needed. The repair will go very quickly. 2nd, this is a very cutup building for a mansard, lots of windows, decks, valleys, and dormer type things. My point is that the repair is cheaper than it might have been if they were brutal to get apart, and the replacement cost would be sky high.

Most mansards I see are gut up the same way. I go with my gut and experience too.

I think they are TAMKO's, but they might be GAF.

OS: Agreed. I have no problem defending my rates, especially if it's less than a single day job. It's nice to have a good reputation.

Lefty: Your approach no doubt works, and is normally similar to how I would do it. This time, I just had a thought...

Two important things that I didn't think to mention: The shingles pop right open, hardly a flat bar needed. The repair will go very quickly. 2nd, this is a very cutup building for a mansard, lots of windows, decks, valleys, and dormer type things. My point is that the repair is cheaper than it might have been if they were brutal to get apart, and the replacement cost would be sky high.

I think it would be hard to do a T&M contract if you are larger than a one or two man show. How would you justify to the customer the "company overhead" in terms of wages for a secretary or estimator, office rent, debt servicing etc. If you are small you can do alright on a T&M if the customer knows up front what you are going to be billing for. On a T&M I let them know that the clock starts when I leave home and ends when I get back home. There is a charge for administration, consult time, picking up materials, fuel, payroll burden and Workers Comp are tacked on as a % on all wages plus a % tacked on for profit. Some people want to do T&M and they don't mind paying for everything. It may be more administration time and paperwork but if you are charging for that already it is covered.

wywoody Said: I do quite a lot of T&M work. I usually give a price range guesstimate if asked.

A while back I told a guy his repair, which had a lot of variables, would be between $4200 and $5000. He responded Cut the sh*t, we both know youll come in at $4990.

I told him that he overestimated my greed, I would be more subtle at something like $4938. He laughed and told me he wanted a fixed price and if I could do it for $4938, it was mine. When I finally finished, if he had accepted the original offer, his work would have been around $4600.

Your example proves that people do not want T&M prices. That is why we always give a firm price. We give people what they want and that is a choice.

Twill59, Exactly, It would not make financial sense to do a tune up on that roof. My cost would also be close to replacement, if not more. The time to unseal and re-nail and re-seal the shingle, plus replace all the ones you are going to damage, it would not be cost effective for the building owner.

Clv83, I would not do this job with the scope of work as you are going to do it.

I would give them a price to keep fixing the shingles that drop. Once or twice a year. Say $800 for up to 1 bundle of shingles. Then a price for the 40 squares to re-roof. Let them make a choice. They may keep fixing for 5 years then re-roof. This way they can budget for the cost. With this approach you will never look like the bad guy. You will look like the person who gave them a choice.

The problem as I see it. You are going to re-nail all the shingles. This will break the adhesive that keeps the shingles together. You are creating a bigger problem. Once this adhesive is broken, I do not care how you nailed them, they will start to sag. Gravity is going to play its hand. Wind will start to blow off the parts of the shingles where the adhesive is broken. The pictures that Frank posted shows what can happen to the adhesive just from the sun. With your scope there is the potential to look like the first contractor.

You do not have this with 3 tabs.

Lefty: The stupid tax is utilized here too. I don't see my company or my workers suffering because of T&M. I see it as a job where they can't lose. Like I said, I don't do many jobs T&M, and this won't be the last work I do on this building.

You sound a lot like my Dad(other times as well), it took a while to convince him to do T&M on occasion. He still isn't wild about it, though.

Twill: Agreed, I would imagine we all know a guy or two who charges a low rate and then milks it. I'd rather charge what I'm worth and work like I always do.

Ahhh....... the ol "stupid tax"..... one of my favorties!!!

I can not slow myself down to where T&M is profitable.

With T&M I would need to put my most untrained and slowest workers on that job. Why would I put my best workers on a T&M job.

If I put my best workers on a T&M the customer would be the only one to win. My best workers will take the least amount of time and use the least amount of materials. It was not my mistake. Why should my workers and the company suffer for someone else's mistakes?

If I bid the job originally and did not get the job and am called back to repair it. I add a stupid tax. They had the chance to have it done right the first time and choose someone else. Now you pay extra.

I'm surprised at the other contractor. Very good reputation, demands the highest price for his work always. Unfortunately, we've had our crew screw us over when we weren't looking a decade ago, so I will retain my respect his firm even after this.

Lefty: I strongly agree with your comment in the other thread that T&M rewards inefficiency. I'm proud to say that's not our style.

clvr83 Said: natty: Im not saying the word lawsuit to these folks. I told them it was incorrect, but I was wondering if they would go that route.

I manually sealed every shingle on my last mansard, Ive been sleeping great since.

People who own properties like this don't really care about quality- they care about collecting rents, getting tax breaks, and going cheap. Asphalt shingles on vertical surfaces is really going cheap. Technically, I think there is a difference between a mansard roof and a vertical wall. Vertical walls need siding, not shingles. That said, as long as supposed professionals keep doing crappy work and continue to get away with it, sooner than later, crappy work is all that is going to be out there.

If they hear the hourly rate I use they would not give me the work. When they see a total price, I can sell the value of the work and the savings they will recieve.

We are re-nailing them all.

I don't do many T&M jobs. This is a valued client with a LOT of property and I feel this is the only fair way for both of us. This job isn't risky weather-wise, and doesn't require much talent(arguable.) I'd rather make a fair profit than shoot them a number that they think is too high. Me and Dad's estimates of a timeline were way different.

I'd imagine you have an hourly rate that you'd be happy to have your guys working at every hour they clock? That's how I look at it when I bid T&M, but I realize I'm missing out on those days that exceed expectations.