Job 2417 · Millbrook
Full replacement
Tudor revival on Birch Row
A 1930s Tudor with three chimneys and eleven valleys. We rebuilt every valley in metal, reflashed the chimneys and kept the steep front gables looking original.
(The brief)
The brief
The owners called about a brown stain spreading across a bedroom ceiling under the main chimney. The roof was 22 years old, the south slope had lost most of its granules, and two earlier repairs had been done with roofing cement smeared over the flashing.
They wanted to know whether a flashing repair would buy them five more years. Ray walked the roof, the attic and the gutters and the answer was no: the chimney could be fixed, but the south slope was at the end of its life and would be leaking somewhere else within two winters.
- Job
- 2417
- Address
- 14 Birch Row, Millbrook
- House
- 1930s Tudor revival, 2 stories
- Foreman
- Dee Marsh
- Crew
- Crew 3 · 6 roofers
- Inspection
- Mon 17 Aug 2026
(What we found)
36 photos, 3 findings, one plain answer
The report the owners received within 24 hours of the inspection, trimmed to its findings. Every one has a photo reference and a rating.
- ReplaceWorn out across the area
- RepairA specific fault letting water in
- WatchNot urgent, check again next year
- ReplaceP-03Granule loss across 60% of south slope, shingles 22 years old
- RepairP-11Step flashing lifted at chimney, active leak into attic
- WatchP-19North gutter pitched 4mm the wrong way over 6m
36 photos · 3 findingsInspected by R. Halden
(Scope and numbers)
The written price, and what it came to
The quote the owners signed, and every change agreed on site, each one photographed before the work was done.
| Item | Qty | Price |
|---|---|---|
| Tear-off, 1 layer, disposal | 34 sq | $3,060 |
| Architectural shingle system | 34 sq | $10,540 |
| Ice & water shield, eaves + valleys | 9 rolls | $1,170 |
| Chimney step & counter flashing | 1 | $640 |
| W-valley metal, all 11 valleys | 11 | Incl. |
| Ridge vent, balanced to soffit intake | 38 ft | Incl. |
| Permit, dumpster and disposal | 1 | Incl. |
| Deck boards, if needed | per sheet | $88 |
| Agreed during the build | ||
| Deck sheets replaced on day 1 (photographed) | 3 × $88 | $264 |
| Fixed price | $15,410 | |
| Final invoice | $15,674 | |
Includes permit and disposalNo deposit until materials were delivered
- 34
- squares
- 4
- days on site
- 3
- deck sheets replaced
- 212
- photos on file
How it was paid
- 40% on materials delivery
- $6,164
- Balance at sign-off
- $9,510
(Build log)
Day by day, as the owners saw it
Each entry is the daily text the owners received at the end of the day, with the photos left out.
- Fri 4 Sep
Materials delivered, dumpster placedDriveway protected with boards · 40% invoice sent
- Tue 8 Sep
Tear-off complete, 3 deck boards replacedPhoto set sent 17:40
- Wed 9 Sep
Underlayment, ice shield, drip edge and valley metalDry-in before rain at 19:00
- Thu 10 Sep
Shingles on south and west slopes, chimney flashingMain chimney stepped and counter-flashed into the mortar joints
- Fri 11 Sep
North and east slopes, ridge vent, clean-upMagnetic sweep of lawn and drive · walkthrough 16:30 · warranty W-2417 issued
Daily text at 18:00Foreman: Dee Marsh
(The result)
How it turned out
The ceiling stain has stayed dry through two heavy September storms. From the street the roof looks the way it did in the 1930s photos the owners keep in the hall: steep, dark and clean, with the valleys hidden under the shingle. The north gutter was re-pitched on the last afternoon at no charge, because the ladder was already up.
(Free inspection)
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