Neighbors are invited to share their experiences (both good AND bad) with this website. Contact Bridlewood34685@aol.com

RE-ROOFING

Note BEFORE re-roofing

Don: I never ASKED either vendor if I needed a new roof. I just assumed that I did. After reading my report, Werner, who lives across the street on Saddlewood sent the following:

The moral is: be sure you DO need a new roof.

Don, former resident at 2448 Saddlewood Ln.

Our roof is 15 years old and has sprung a couple of leaks. May, 2007 we decided it was time to replace it.  We got two estimates, with our concern being more on getting the job done correctly than low price. New roofers with no overhead would likely be cheaper, but could make errors that a more experienced roofer would not make.  Also, someone with no reputation to uphold would be less likely to respond if a problem did come up.

We contacted Done-Rite Roofing, since we have seen their trucks all over the area, and Hendrick Roofing in Clearwater since they had a decent sized ad in the St Pete Times.  I checked both with Consumer Protection in Pinellas county, and they seemed to have only minor, infrequent complaints.

We selected Done-Rite, with the work scheduled for late May, 2007.  Their bid was considerably lower than Hendrick. Our house is the smallest in the neighborhood at 1800 square feet of heated space,  and a 15 x 15 porch so most everyone will pay more than our prices.

An inquiry to Management & Assoc. in 5/2007 got the following answer, which was received AFTER I had made my commitment.

Acoma is a company we use often.  They can be on the high end as far as price, but they are the best I've worked with.  Their number is 727-733-5580.  Other than Done Rite, they're the only ones I would recommend.

 

Thank you,

Becki Massaro, LCAM

Standard asphalt shingles are called 30 year shingles, which, of course, are not expected to last 30 years in Florida. Our prices included re-doing our flat roof with a covering that did not require the application of goop every year or two.

Both companies left written estimates - which neighbors are free to come look at if they want to. Both companies also climbed on the roof, looked around and gave similar, credible, explanations for the causes of the roof leaks. (The ridge vent sections not overlapping enough and nails popping out were mentioned)

Done Rite -- re-roof : $7080 -- Flat roof $742.   10% at the time of ordering

Hendrick -- re-roof: $9750 -- flat roof $1200    25% down

We are adding a skylight at the time for $315, (Hendrick $600) which does NOT include the "tunnel" or inside work.  I did a similar skylight myself a couple of years ago and it cost over $200 just for the skylight itself. 

Also: There is an upgraded ridge vent (compared to the normal, included aluminum one) that will add $450 to the deal.

Also: If the plywood is not nailed down to current code, we can get that done (about twice the nails that were required 15 years ago.) That would add $350 to the price IF NEEDED, which it likely will be.  A call to my insurance company (USAA) said that it would lower our insurance costs about $100 per year, so it should pay off after a while. I got a form from the insurance company for the roofer to fill out when the work is done.

Discounts: Pricing on roofing is somewhat flexible and AFTER the quote above, we presented Done-Rite with a $300 discount coupon from one of the local brochures we get in the mail. Done-Rite said that could not be used with the "neighbor" discount, which is 5% off if two or more neighbors sign up at the same time.

Neighbors wishing to "buddy up" to get price estimates can send me an email and I will add you to this list and put you in contact with each other:

FOR EXAMPLE:

Joe Blow   3333 Bridlewood St.   May 5, 2007

  Helen Knox reposts that More ZINK in asphalt roof shingles results in less of that black mildew appearing. Both of Don's bidders said that all shingles now have mildew resistance built-in, where they did not back 15 years ago. Neither mentioned zink, nor the AMOUNT of mildew proofing in different brands of shingles - but both said that chemical treating to remove mildew would not be needed with any new roof. (One vendor said that BLACK shingles did not have mildew treatment in them.)

Done-Rite Roofing

Somewhere between and

We got the re-roofing, flat roof replacement, re-nailing the plywood to meet current code, one new skylight, replacement of one existing skylight (ruined during removal of the old roof). Final total cost was $ 8,836.00

The roof itself, I would rate as a C. It seems ok.

The communications by Done Rite, I would rate as an F-.

While I would not use them again, you can decide for yourself if you want them to bid on your roof. I only checked two companies, so I don't really know if the price was worth the nuisance value. People (in Bridlewood only) can contact me for details of my experiences.

Air Conditioner Replacement

The same 15 year threshold for re-roofing also applies to Air Conditioners / heat pumps. Florida is hard on these items, and the neighborhood will soon be replacing those units.

Don - former resident at 2448 Saddlewood Ln.  5/4/07

I have a heat pump and expect to have to replace it this year. I have an article about SEER ratings and other info that I bought from a newspaper article. I haven't read it yet, but it tells about the different options on heat pump / AC systems.  My greatest concern is integrity and value for the money.  I will post my discoveries here. Others who want to join me in the research process or join in to increase our buying power can contact me at (727) 789-2252.    Don

Helen Knox reports that she has been happy with ARTIC AIR, who is one of many TRANE dealers.  She is happy with her TRANE equipment and mentioned the variable speed air handler fan as a good comfort upgrade. As Don gets his pricing, he will report the added cost of that upgrade in bids he gets. Helen also says to watch for vendors trying to sell over-sized units for your needs.

6/1/07  --

We spoke with 5 different companies, and got quite varied answers as to what solution would be best for us, and how our situation was best remedied. Amazing that the "facts" of our situation varied among vendors. We chose Dunedin Refrigeration. They were about $200 higher than the lowest bid (although not all vendors suggested the same equipment.  4 ended up pushing TRANE, but all suggested different levels of the same equipment.

They ALL agreed, however, that the new thing, a VARIABLE speed air handler fan, is a good thing. It starts slowly and later on speeds up. They all agreed that it improved comfort and efficiency, since it did not come on at full tilt and blow hot air out of the ducts. Except for the office, I don't hear it come on or off.

I got the 10 year extended factory warranty - (about $500) which will require me to get and pay for at least one service checkup per year -- likely they will then bring a $50 filter and install it at that time, if I request it. I can get to the unit, so could easily get a filter at eBay?? and do it my self.  Several vendors mentioned filters costing $50 or so.

SUMMARY: -- 1800 sq feet, 3 1/2 ton heat pump unit -- $6500

 DUNEDIN Refrigeration

They got two from us
I am not really using multiple number ratings, but they were beyond thumbs up.

 Dunedin Refrigeration was our choice and would give them an A- for the job. All in all, we were totally pleased with their performance. Below are some reasons:

1) I added them to the list because of their "folksy" local ads on Knology Cable TV.  I checked all 5 bid companies for complaints with Pinellas Consumer Affairs, and all had only minor beefs or none.

2) Dunedin staff was ALL polite, friendly, efficient and intelligent sounding, and EVERYTHING they said they were going to do, they did, and WHEN they said they would do it.  For example. I was told Mike Bowman, the owner would show up on the first day of installation to see what what was up. Sure enough, he showed up right when the guys were struggling to get the air handler up into the attic. He helped!  The salesman told me ALL the steps to expect - and all were right on target.  Quite reassuring.

3) They came quickly, and when I had a couple of "add ons" that I wanted "thrown in" based on other bidders' ideas, they came back immediately, revised the contract, I signed it and within days, as they said they would, they came and installed the system.  It took them the better part of 2 days to get it in and running.

On the down side (and I consider these all MINOR issues)

1) They did not put a third hanger on the attic unit, so the system did not pass inspection. They returned quickly and added the hanger, and called for the inspector to come back - all in a timely manner

2) They were to add a damper for the office (it was re-ducted since I had said - only to those who asked -- that it was a bit warmer in there with the computers.). The installer forgot to bring the damper, and had I not insisted,  he was hoping I would agree that I didn't need it. When I said I DID want it, he went, got it, and installed it. 

3) The re-venting has created a noise factor in the office, and no real solution was offered. I was told that the air was pulsing through there since it was a direct line to the air handler. I is no longer at all warm in this office, however.

4) There was some minor debris left behind - all, except for a piece of welding rod I found in the grass, would fit in a coffee cup.  Considering how much stuff they brought in, and hauled away, they cleaned up very well - including sweeping in the garage.

------------

I got the lowest SEER rating now being sold (adding efficiency would only pay off well in a larger house) -- It would have taken 5 or more years to get back the extra cost of the higher rated units.

Electronic air filter -- I told each vendor that I hated climbing to change filters and wanted a suggestion. One pushed the electronic filter, a $1,000 option, while Dunedin said that they were prone to problems and, in Florida, something electronic was subject to lightning.  I got a no-charge 5 inch filter in the attic that needs to be changed ($50 ea) once a year (if you are selling that program) or twice a year (if you are selling the electronic filter - which needs to be cleaned yearly, but not changed.)  It sounds like the electronic filter should be considered for people with a serious medical issue.

OTHER BIDS

The companies that I spoke with were as follows, with a little note beside each:

Cox - they had put in freon the last 3 times. They suggested Carrier. Salesman late for his appointment, although he called twice to let me know. Price was in-line. I had paid for 9 pounds of freon, and two other salesmen were surprised that my system HELD that much.  Cost of the prior service would have been deducted from the replacement cost. Price was in range in the low $6,000s

Burgess Heating and Air -- They are affiliated with Home Depot  (some benefit there on financing). Offered me several choices - all higher quality and price units than what I ended up with. All their options pushed the electronic filter.  Had I asked them to bid on what I ended up with, they likely would have been competitive.

Palm Harbor Heating and Air -- Appointment setter could not specify WHEN someone would come out, but said  I could call that morning and see where I was on the schedule. The salesman DID show up at the time I had asked for. HE said I had, and he quoted, a 3 ton unit. All 4 others said 3 1/2 ton. I THINK he is the only one that wanted an up-front deposit. ( $2,000 on a  $7225 bid.) His bid included 10 yr extended warranty. -- smaller tonnage, higher seer on his bid. 

Artic Air -- suggested by a neighbor. Quite late for appointment, although he called. The owner came after being in Tampa "pulling permits".  They are in Largo, and this is quite beyond their local working zone. Lowest price, by a couple of hundred dollars, but could not do the work for a couple of weeks. I just thought that service would not be rapid since we were so far away from Largo.

NOTE -- see SERVICES page for another company that did a good job replacing the AC in our neighborhood.

Granite countertop project

By Don - former Bridlewood resident

Home Depot  had advertised (around July, 2007) granite countertops for $39.99 a square foot. They had 6 or so choices at that price and one appealed to us. Home Depot contracts out this type of work to a company in Tampa called Home Solutions.

I would give them a neutral rating, since I FEEL that they overcharged us for the add-on "one piece" and since their person who showed us the first two pieces of granite tried to BS us into selecting from totally unacceptable, defective pieces. Also, I got two different answers on how many brackets were needed to support the breakfast bar.

Our estimated sq. feet: 45
Home Depot's estimated sq. feet: 45 (exact agreement)
Estimated cost @ 39.95 a sq. foot: $1,798
Actual cost paid to Home Depot, not incl. sink and faucet: $3342 (less $200 off because I am a veteran!)
Time from order to install: 51 days

BUYER BEWARE. Just like you never expect a cruise ship trip to really cost the advertised price, likewise, you should not expect granite countertops to cost the price advertised. I think that EVERYBODY does the same thing, so the advertised price can be used to compare, but not to calculate the cost of the project. The industry standard here, like with cruise ships and new cars, appears to be to hook you and then add on.

My final countertop choices cost 186% of the advertised price. (Not including the new sink and faucet)

The following things all added to the square foot cost on our project.

• Do you want the old countertop removed? -- $315
• Do you want a rounded edge on your countertop? $585 (square edge - no extra charge)
• Do you want it all in one piece? (vs. spliced together) -- one of two, yes @ $362
• Do you want a sink installed? New faucet? - $225 (I supply faucet and sink)
• Do you have outlets that have to be cut into the granite? -- 3 x $20 = $60
• Do you need brackets for the overhanging counter? --(could have been $75 ea.) I supplied and installed myself.
• Do you need someone to disconnect the plumbing for you? -- I did it
• Do you need someone to re-connect the plumbing? -- I did it
• Do you need help finishing off your wall below the countertop? -- I did it.
   

While the end result was ok, the project was not without some drama. While our kitchen likely is smaller than most in Bridlewood, and our counter space is minimal, we were told at first that our breakfast bar area would have to be done in two pieces - or there would be an extra charge.

Later on, when we went to pick out the granite pieces (the second time), were were ALSO told that the bottom counter would have to be in two pieces or there would be an extra charge. We were not told that the first time we went to pick out the granite.

A --  is where we have a seam. It would have cost extra for one piece.
B -- is where we were told later we also needed a seam. We chose to pay extra for one piece.

Granite is a natural product (you will hear that a lot) and no two pieces are identical. They also have flaws, streaks, blemishes, and all sorts of imperfections that are why you pick your particular piece of granite, and they put your name on it. The first time we went to Tampa to select, they had a total of TWO pieces in our color. Both should have been thrown in the trash. They had large stains around the edge, and we were assured that we HAD to take one of those, or wait until more choices came in in a week or two. You HAD to take the whole piece - good and bad (minus a few inches shaved off the edges).

When we returned a few weeks later, the new pieces SEEMED smaller, and that is when we were told that we would need TWO pieces, and there would be more waste to make the bottom counter all one piece. We could NOT keep the waste pieces, since there were sharp edges, etc. etc. We decided to pay the extra $362+ at the time we picked the granite. While we have no measurements, we feel that they got new, smaller, likely cheaper, pieces and we ended up paying more because of it. One of the crappy pieces the first visit was enough, but by the second visit, two pieces (and more cost) were required.

The time line was more or less as we were told. We placed the order (and paid) 6/23 - we had to wait a couple of weeks for the new batch of granite to come in -- we selected the granite and paid the extra cost 7/24 and the job was scheduled for installation 8/13. As promised, they called the Friday before and arrived as scheduled. They spent 4 hours or so at the house and used the smelliest most toxic adhesive known to man. You have to be home during installation, but the pets should be kept away from that smelly stuff. They said not to fool with the sink for 24 hours so the undermount glue could dry properly.

We are pretty satisfied with our new countertop. Of course, we are petrified to let something stain it, but that fear will pass, I hope. Granite MUST be sealed at least a couple of times per year and you can't leave acid things, like orange juice, etc. sitting around on it. Even water puddles can stain granite if you aren't careful.