I have a pole barn that's 80' x 70' with a metal roof over engineered trusses. The roof leaks. I've been told the best way to go about fixing it is to reattach the metal panels that have worked loose with new rubber grommetted screws then seal all the seams with 50 year caulk. I'd been quoted $700 for the job but today the contractor contacted me and offered to do it for $450 if he could do it now. I'd planned on waiting a couple months so hadn't gotten competative bids yet. Does anyone have a feel for a fair price on this? Thanks in advance for whatever insights you can offer.

-- Gary in Indiana (gk6854@aol.com), March 09, 2002

Answers

Sounds like the guy needs some cash, and real quick. I would be concerned about the caulk being applied in this cold and wet weather.

Gary, I have found you to be an extremely polite, well versed, well rounded and experienced person through your posts....so you won't have a problem questioning this guy. I would definately find out why the immediate need for work; why the change in price; about the quality of materials used; and if he can offer references. You will be able to see right through him if he isn't being legit.

-- clove (clovis97@Yahoo.com), March 09, 2002.

Heck, it's still winter here, so I imagine it is in Indiana too. The contractor is probably a bit short of work as most are this time of year. Also like most, he is willing to cut a deal to be able to do it during his down time.

You didn't mention how high your pole barn is, but from the other dimensions, I'll guess 14 feet? That's a boatload of screws if he replaces them all

Since you already had a prior bid from him, I assume you did all the right things to begin with; got a written proposal, detailing the problem, the solution, the price and the guarantee. You know the man's work and have seen examples of it, or you have checked with other people he has done work for in the past. You have checked his license and insurance.

I too, would ask specifically about the caulk. You don't say what kind of metal roofing you have but most is designed to work without caulk. And I gotta tell ya, there ain't no such thing as 50 year caulk. Even if it says so on the tubes, don't believe it. If the panels have worked loose from wind, he'll have to use longer screws. If they are just loose because the wood shrank, he'll probably just tighten the existing ones.

Sounds like a good deal to me, if all the above criteria have been fulfilled, I'd jump on it. If not, get another written bid from another reputable contractor, they’re likely in the same boat for work this time of year and can give you a quick bid.

-- Tis I (really_tis_i@yahoo.com), March 10, 2002.

I agree with the others but would ad to get some references. If they check out I'd say gofferit.

-- john (natlivent@pcpros.net), March 10, 2002.

Where did you get the original design for the pole barn? We are looking to build one with living quarters on a top floor and a barn for animals and 5th wheel trailer on the bottom.

-- Hank (hsnrs@att.net), March 10, 2002.

Hank, post that question as its own thread. I'm sure you'll get some good ideas that way. Good luck.

-- Gary in Indiana (gk6854@aol.com), March 11, 2002.