roof replacement estimate

If there are no soffit vents, then you don’t need the ridge vents. Excellent points, don’t be penny wise and pound foolish. Kudos to whoever put this all together! Also make sure the second company has proper general liability and workers’ compensation coverage before you sign the contract. ft. If there are no soffit vents, then a solar-powered vent sounds like a good option. Most jobs are completed in just one day – even full roof replacements.Plus, you get our unmatched 10 year workmanship warranty with any replacement & amazing customer service, so you never have to worry. You raise good question, but let me give you another perspective. This is for approximately 35 squares of shingles on a two story house with a hip roof and includes the cost of installation and a dumpster. What is your estimate to replace a roof by replacing trusses and adding architectural shingles and having a 7/12 roof for a dimension of 31 X 50? The cheapest is 5R or 5-Rib corrugated metal roof panels – they cost the same as asphalt shingles, or LESS, because installation is really simple and fast. I’d recommend stone coated steel. We always have customers ask us about price points to getting the different types of roofing materials installed on there homes. ft.). $10.5k. Note: You can probably get a high-end standing seam metal roof for less than $17,000, given the simplicity of the roof and the relatively low local real-estate values. For a basic project in zip code 47474 with 125 square feet, the cost to Install a Asphalt Shingle Roof starts at $3.36 - $4.42 per square foot*. For example, a contractor that is just starting out may be more willing to complete a roofing job for less than a more established company would. The ice guard is fused to the deck as well. Roof size 5300 sq. Install new aluminum Isaac, please explain what you mean by “becoming one of our contractors”. ft. roof, subtract $112-160 from the calculation results. Low pitch ranches on new or go-overs need no staging. My jobs typically fall within that range but I can tell you that I’d be getting over $750 a sq for that last example. The higher prices in coastal areas are due to the higher local cost of living, and hence the higher cost of doing business. If you are more than 1 straight mile from the coast, you can easily install stone coated metal. We need to re-roof our 20 years old asphalt shingles roof in Colorado. However, there are less expensive PVC products that are also very good. The contractor should normally include all of this information with the quote or at least tell you verbally. You haven’t looked into home equity line of credit, have you? — Now, this is what we call a shameless rip-off. Replace vent stack boots. However, shingles are the cheapest – that’s why most homeowners install them. Granted Seattle has a much higher cost of living than the rest of the country, but a quote of $1,000 per square to install IKO 30-year shingles on a single-story simple gabled roof (with no tear-off) is way too high in our view. Surely, not a written warranty for which the company will stand and be there to address any workmanship issues in five years from now or so. While nearly 70 percent of all roofs in the US are covered with composition shingles (a composite of fiberglass mat, and asphalt and minerals/stone granules), there are many different roofing options for steep and low-slope roofs. With most professional — licensed & insured roofing contractors, the installation cost is usually about 60% of the total cost. The average cost to install a new roof for a moderate sized home is $7,500+. While it is possible to estimate the amount of necessary materials using only the total roof area measurement, as can be seen from the table, depending how large the pitch of the roof, the actual area of the roof can differ by up to 2.236 from the measured total area at a pitch of 24/12. I usually charge about $600-$700 for a 30 sq. This quote is for IKO architectural asphalt shingles, it does not include tear off or sheeting prep, only the underlayment, ice and water shield and flashing. Does this seem correct in terms of the difference in square footage between the home and the roof? — That’s just the cost before any overhead or profit is even taken into account. These are keys to roof health – and they correct two common reasons for warranty denials. More square footage means more materials that need to be used to replace the roof. The cost of materials for a basic 3-tab, 25-year shingles could range anywhere from $150 to $200 per square for all the necessary materials. So much so, that out of the 4 quotes I received, I was told my roof’s size is 10, 14, 15, and even 20 squares! With that said, I don’t doubt that there are defective shingles… but to me ALL shingles are an inferior product, because its a commodity roof that is DESIGNED to last only 15-20 years, so you or next homeowner would have to buy a new roof, keeping production plants going, and roofers working, and everyone making money (except homeowners)… Its a well oiled machine that I call “US Roofing Industry” … it a part of a genius business plan created 100+ years ago. It sounds like Joe has finally been vindicated! We nailed by hand and took pride in straight lines. Can you please provide cost estimates for Clay Spanish tile roof installation and also stone coated Spanish tile metal roof like Decra. Both clay tile and Decra / stone coated steel roofs are good for Florida. So, I know you’ve mentioned you try to get as close to $225.00 per square ($2.25 per square foot) installed, as possible, including the warranty. Going with asphalt shingles is also a viable route, especially with a roofing system from Certainteed known for the quality of their shingles. . Without knowing all the particulars, we believe that $400 to $450 per square would be a more competitive / fair bid for a new roof in your area. (though you can surely find more reasonable prices for basic composition shingles roofing installation services), in part due to very high property values, high cost of doing business for the local contractors, etc. The house is 16 years old, and I am not sure if its best to do a repair or total roof replacement. There may be a need for 1-2 pieces of plywood to be replaced. Let us know how it goes and best of luck in getting a fair deal on the new roof! Roof Replacement Estimate Prepared for you by Exteriors Company 123 Main St., City, ST 00000 Exteriors Company 321 Main St. City, ST 00000 tel. I’ve received a quote for $17,000 for the roof and feel it’s high, but I have no idea what I should be expecting. I have lived in the DC area for a long time and my current roof – 2 years old – is CertainTeed Highland Slate that I am very happy with. How much does it cost to repair a roof? Correct? I sell about 10 roofs per month with most being in the $650-$750 per square range per total deal. I am now hesitant to move forward. Once you have an actual written estimate, tell the contractor the job is theirs (provided you genuinely want to hire them), all they need to do is provide additional paperwork to help you facilitate the mortgage approval process. Bottomline, based on the information you shared about the roof, this seems like a fair quote. You get what you pay for, as the saying goes. for their installers. What Should Be Covered in a Roofing Estimate? Be sure to understand what the contractor will be responsible for in terms of workmanship warranties vs. what the manufacturer will cover in terms of materials coverage and workmanship warranty coverage. New Metal Roof. Let’s add in another $1,000 to account for the cost of building permits and waste removal and disposal fees, and we end up at roughly $7,000 in terms of costs of materials and supplies including the estimated waste disposal charges. Looking to replace 10×20 low pitched roof to high enough pitched roof to allow for low ceiling loft in 10×10 back section in a year. He must be using a different tape measure. You can use the calculator above for TOTAL installation price calculation, and our Roofing Materials Calculator to estimate materials cost. Also, make sure to get a few quotes so you can have a better idea of what constitutes a fair quote for a new roof in LA. What would make more sense for more premium roofing installations, is for the cost of labor to remain more-or-less the same for standard, basic roofs, regardless of what type of shingles a homeowner ends-up choosing. Also, not sure if the building permit for the installation of a new roof has been pulled or not, but in order for the house the be insurable under homeowner’s insurance, the roofing job must have had a proper permit issued for it, and in many states a registered installer must have put their company’s name on the permit. Mark, we do not offer a roof calculator that you can put on your site. I would recommend asking for a 20% discount. I have gotten quotes ranging from $10,932 to $12,862, but would like to get the job for $9,000. Do these estimates seem fair, and is it worth going with a CertainTeed Landmark Pro over a standard Landmark or an IKO shingle? 2. Let us know how it goes and best of luck! I have a 1,450 foot ranch house in Okemos, MI. Roofing like any business is a for-profit enterprise. Standing seam can be another durable, light-weight, and energy efficient alternative to asphalt to consider, if your HOA allows it. Tip: You can normally get a much better deal when hiring the roofing contractor directly, rather than going through a large home improvement retailer such as Lowe’s, Sears Home Services, or Home Depot. Plus, approximately $1,000 (give or take) for new fascia board all around. Let’s also give the roofers a benefit of doubt and assume that the true roof size is between say 14 and 15 squares. My house is 810 sq. You are correct. Works for us though, 12 years strong! Hi Carl, it sounds like you’ve got yourself a great deal indeed and thank you for your service! It would also be helpful to know whether the estimates include the removal and disposal of old shingles. A roofing estimate is a process that lets a contractor and a client know what types of materials will be needed for a project. Okay we live in Downey, Ca (90242). I believe the roof is 5,000 square feet. If a chimney flashing, etc. I was originally interested in a composite slate look shingle, but I’m sure that it would be out of my price range as asphalt is this pricy. I am trying to get the best price possible for a roof replacement through Home Depot… Approximately 1700 sq. I understand it may not last as long, but shingles are only half the cost. I do it everyday. I live in a 1,750 sq. — I imagine the storms are a real threat in Louisiana, so architectural shingles would be a preferred choice for a roof, since it will offer much better protection from the strong wind uplift. Be sure to only hire a company that specializes in slate roofing. Good work Sir. . As far as the bottom-line price for a job is concerned, many homeowners would rather pay a bit more for a quality product and exceptional labor/service rather than try to find the cheapest guy in town. Needless to say, there is a premium that comes with a certified installation and/or extended warranty coverage. I’m sure you will have some! Home Depot stands to make additional money by originating a home improvement loan on this project at a whooping 8% interest rate. Replacing 3 skylights. We are getting estimates for a slate roof and I am curious what the going rate would be per square in the Mid-Atlantic region (near DC)? Not, only that, but the company responsible for the installation of your roof may no longer even be in business some 15 to 20 years down the road. Central Florida makes it a low-cost of living area, with relatively low housing values, which means the cost of local labor for a contractor is low. That said, both Landmark and Landmark Pro shingles are your best value bets given CertainTeed’s reputation for quality. Any recommendations in regards to pricing in this pandemic? GAF (the biggest shingles manufacturer in the world) has had several class action suits against it as well (one of which we covered). Most decent homes see bidding wars and cash offers here. 3. !” REALLY?? This warranty is often not worth the paper it’s written on! I’m a 10 year-retired roofing and siding contractor who used to have 5 roofing crews working year-round in northern NJ. Also, do you know how many layers of shingles are there on the existing roof? I am very confused and each company came up with a different overall number of squares for the roof size. I have absolutely no idea what to do with this price disparity and, I loved the long-term security of the $10.5k quote, but am doubtful that any company (corporate or small), stands by warranties (or, insurance policies) anymore. The roof currently has 2 layers, met with a roofing rep today, he had great educational pitch about how they do the job; Owens corning shingles, they are bonded and have workers insurance, they use a rubber type layer, everything seems first class! Landmark Pro shingles are also slightly more durable and their colors are more crisp, but overall both products are more similar than they are different. Start Here - Enter Your Zip Code. Let’s also assume there are already two existing layers of shingles, meaning the old roof needs to be torn off and disposed of. Just choose the type of project you’re working on below. Therefore, I’d rather pay more for a quality product and trusted service. Thanks! We are looking to do the same: replace trusses and roof during an addition and remodel. Thank you. In other words, from the contractor’s perspective it’s a good business to reach for the stars and is well worth a shot. 8 storey – 3o suite condo bldg, in Victora BC. If I had to install a 3 tab now, which I would not, the labor cost per sq will go up negating any savings on the materials. We are not sure if this is a hip or gable roof, so we are assuming the roof size is approximately 2,000-2,200 sq.ft. At 33% materials and supplies and 66% installation, your roof would be priced at roughly $21,000 for the whole job. I could not find anything for either of the expensive companies to use to justify a higher price. Personally, I’d show the door to any contractor asking over $400/sq… That’s an insane cost for an average replacement! If you are looking for value and quality, look for certified installers from manufacturers like GAF, Owens Corning, and smaller brands like Atlas, Tamko or IKO. install Integrity roof system with landmark pro shingle. They offered me a $3,000 discount to sign that day. The old roof will need to be removed and disposed off. Roofing be your lifetime solution. Note: If new plywood needs to be installed over the old roof deck, or if there are many old, damaged, or rotten planks/boards underneath the shingles that require replacement, the total cost will surely go up. My house is 1140 sq. Bottom line, Put IKO on anything you aren’t going to keep. Again, Sarasota Florida is a decidedly different market in terms of the contractor’s cost of doing business and local real estate values compared to mid Atlantic and North East. If your roof needs to be replaced, be prepared for an average bill of $24,700 for asphalt shingles and $40,318 for metal roofing, according to a 2020 report from Remodeling magazine. The location, obviously plays a major role, and when all is said and done, replacement contractors in expensive areas have to pay an arm and a leg for their workers’ comp. So, the whole job was under $6k. Note: For a typical smaller-sized home such as yours (a foot-print of less than 900 square feet), we would expect a roof size of 12 squares or so, depending on the steepness and roof shape (whether it’s a simple gable, or hip and dormers, etc.). ft., and $750 per square, where a square is equal to 10×10 section. I know this is a bit late – but the cost of trusses/roof rafters (materials only) can be estimated here: https://www.roofcalc.org/roof-rafter-calculator/, As far as labor – it’s expensive, but hard to estimate because there are so many factors involved – removing old roofing + sheething, making sure it does not leak while there is no roof, rebuilding the roof structure, installing plywood and roof… and of course dealing with all the existing building attachments…. (what are their prices?) I live in a town house in Northern New Jersey. How much a roof repair should cost. So, with a tear-off and removal of two existing layers of old shingles (assumption), replacing some rotten boards and whatnot, chimney re-flashing, ice-and-water shield installation, and new 30 year architectural shingles such as GAF Timberline HD installation, which includes a proper workmanship warranty from the contractor of say 5 to 10 years. Is there some sort of a homeowner’s insurance coverage on this manufactured home? With these upgrades your material costs could be as high as $200 to $300 per square or $2.00 to $3.00 per square foot for materials alone. By the way, premium asphalt shingles cost around $50-55 per bundle at Home Depot and you may need as many as 5 bundles for every square of the roofing surface, which is the case with Home Depot’s premium shingles. Our view is that $588 per square is definitely on the steep side as far as residential roofing estimates should go in that part of Pennsylvania. Thus, at the midpoint of the above price range, you can expect to pay about $4.50 per sq. is what largely determines the roof price in addition to the number of stories on your house and your location. If that’s what the contractor’s report recommends, then it’s a good idea to discuss this ahead of time. I need to have my roof replaced. Some contractors include their overhead in the cost of labor, while others calculate it separately. Would really appreciate your thoughts on this. Apply Ice and water shield on all gutter edges of the house and in the roof valleys. Prices don’t change. In addition to a cost-effective price, concrete tiles require little maintenance, offer good fire protection, have a long lifespan of up to 50 years, and are lightweight, preventing many common structural problems. Hope this offers a bit more perspective and insight into the mechanics of roof pricing methods, and how and why in some cases a homeowner may really end-up paying a whole lot more than they probably should for a premium shingles roof. Did you know? The world is full of greedy fuckers, don’t be one of them. Hoping he will pick up half the expense. We have received 3 quotes and the one below is right in the middle: Shingle re-roof (only 1 set of shingles to remove). As far as choosing the right quote, you can either ask the first company to lower their workmanship warranty to say 5 or 10 years instead of 25, and have the roof installed for $500 per square instead of $750. From a homeowner’s perspective this is not the best deal by any stretch of imagination. I am in the Chicago suburbs, and we are considering a quote that breaks out as follows for our 33 squares gabled roof (Majority 8-12 pitch with 2 dormers): $11,550 Tear off and haul away existing roof shingles and felt paper (approx. Cost-wise, you are looking at some carpentry costs to repair the damage to framing / ridge based on what you describe, before a new roof can be installed. Normally the contract will specify the rate for additional and unforeseen work such as rotten boards that should be replaced and expense that would normally be associated with such additional, unforeseen-but-necessary work. So, given Mass real state market, the quote you received seems fair. Roofing professionals should handle any large or complicated jobs. I live in Fort Washington, Maryland (near Washington, DC), and have a straight-forward roof replacement of a 14 square roof (1 layer of 20 year-old 3-tab shingles). Super Smart. Assuming both roofers are certified, we obviously like the $8,000 quote better. Based on the quote, your roof’s total square footage including the garage is 3,700 sq.ft. Asphalt felt requires a button tab every 4 inches, staples are not allowed! That said, with the over-top installation (no tear-off), rain should not be a major issue for the installers. You may be able to convince your homeowner insurance company to pay for your roof replacement, as the roof must pass the inspection for them to insure it, depending on your coverage, most likely they will pay for a new roof. ft. house. as possible (Shreveport, LA). We would recommend getting several more quotes from local installers and those who aren’t necessarily based in Seattle, so you get a better perspective on market pricing this time of the year. Bottom line: we recommend getting a few quotes and asking for additional details regarding the type of warranty you’re going to get with a particular type of shingle/roofing system. Clay tiles: $17,000 to $30,600 (roof-frame requires reinforcement), See costs in your area I am in the process of getting quotes and have seen five $5,000 for the job. Let us know how it goes so we can help other homeowners in Seattle make better and more-educated decisions! Tip: Since you live in a hail-prone area, make sure your homeowner’s insurance includes roof replacement coverage. If you don’t know the number of existing layers, it’s OK. In our view, a company that is quoting $1,000 per square for basic architectural shingles will happily do the job for a lot less, say $600 to $750 per square. If the roof is good enough to hold for 10 years, it will hold for another 15. — You’ll be up on the roof scraping the old shingles and pulling out nails for days on end, only to expose the deck that needs some new plywood, or smaller boards replaced here and there, and whatnot. What would be the price difference (in percentage terms) for a roof replacement, around 26 squares, if we go with GAF or Certainteed shingles instead of Owen Corning? It is always good to hear from a professional contractor! The average residential roof size in the US is about 1,700 square feet or 17 squares, although there are many larger homes with roofs that are twice as large. If you can get 30 years of service life from an asphalt roof, you did well! It’s in pretty bad shape. 4 animal guards and a wind mitigation report. The house is close to 40 years old without any renovations, and there are currently no plans on staying in it after my father passes away. Subcontractors normally don’t get paid all that much, hence they often focus on volume, which means that sometimes they may have to cut corners. Note: A low bid for a roofing job (such as a bid that is significantly less than $2.75 per sq. Kristin, Bill and Kristin, Note that most coastal areas in California will have a rather high cost of living and hence the cost of doing business is going to be higher compared to the rest of the country. So, both OC Duration Storm and Duration Flex are very similar. Best of Luck and do let us know how it goes! Roofing ain’t digging a hole in the backyard. I am sure a lot of homeowners in your area will find this helpful! Yeah, right. ft. garage with architectural shingles for $32,000. 33 squares). What kind of shingles are you getting installed and are you getting a workmanship warranty on the installation? I have to tell you that your calculator is spot on to the quotes we’ve gotten. It’s also important to do your due diligence when selecting a roofing contractor to make sure they have a worker’s comp, umbrella insurance, and an overall decent track record of success in delivering quality service. I check all step flashing to see if it can be re used. The roof was installed about a 1 year ago; GAF architectural shingles in Patriot red. I’m tired seeing homeowners get overcharged by contractors who believe less work equals more money, and the richer the client the higher the labor. Naturally, you will want to make sure the crew has experience installing tiles and that installers have workers comp. On the high-end of the price range, you may have bids for fully warrantied jobs from larger, highly reputable exterior remodeling companies that only install high-end products from premium brands such as CertainTeed Landmark PRO or premium shingles from Malarkey, and have top certifications from their respective manufacturers. A regular roofer will most likely butcher the installation. Straight Off the Bat: It needs to be stated that not all roofs are made the same and not all roofers charge the same prices. Just one ladder to get up or access the bottom of the roof on ladder jacks and a plank. We’re assuming you are going with architectural shingles, not 3-tab, since you want a long-lasting roof. Online roofing calculators can help you estimate costs based on the size of your roof, roofing material types and other factors, but are an incomplete estimation. Average. Does that not make cringe??? Both shingles feature the Class 4 Hail impact rating, meaning these shingles were able to withstand the impact from a 2 inch-sized steel ball dropped from 20 feet under the laboratory test conditions. Based on my experience in the industry and many conversations with homeowners, people are happy to pay more for the overall higher quality of work and ultimately their peace of mind. Engineers also are requiring shearing of existing walls. $14,500. I wrote a blog post about the cost of 5-rib metal roof panels All shingles have problems. Still, I was shocked at the quote, because only 2 years ago, when I got 3 separate quotes, they were all under $7,000! I’m assuming you hired illegal immigrants with no insurance, or workman’s compensation to strip and install shingles for $95.00 a square. It costs from $1.20 to $4 a square foot to remove and replace the roof or $1,700 to $8,400 for a typical 1,700-2,100 square foot ranch-style home, with a gentle slope. Does this seem to be a fair quote? It is a gable roof and I live in Ocala, FL. New Shingle Roof. Let’s very generously add another $50 per square for underlayment, plywood, nails and supplies, etc., for the total cost of materials at $150 per square. There is an additional charge of $3,150 to install 7/16 inch OSB over the entire roof deck if required by code. I was offered Owens corning true definition shingles with appropriate underlayments, repair of flashing around chimney, cut in ridge vent and material clean up/removal with a quote of $5,200. Also note that workmanship warranty of 5 to 10 years is pretty standard. Shingle Calculator estimates the total installation cost of asphalt shingles on a gable / hip roof. This leaves us with $8,250 to install 15 squares of GAF Timberline shingles vs. $6,000 to install 15 squares of Atlas Pinnacle shingles. I was also offered for $750 extra (26 squares) to use “Owens Corning Duration Storm”. We would also recommend paying a little bit extra for a 30 lbs felt instead of 15 lbs felt, or better yet, a breathable synthetic underlayment that is on par or similar to DeckArmor by GAF to help you get a longer-lasting roof. That’s a pretty wide price range. foot. There are also many older roofs that have several layers of asphalt shingles baked onto the roof deck. A mobile home roof-over costs $1,000 to $2,000 for a single-wide home. Costs can vary greatly when it comes to roofing projects, whether it involves a repair or complete roof replacement. Concrete tiles are a very popular, budget-friendly option when it comes to selecting a material for your roof. 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Provides workers ’ comp meet back up again over a dormer, etc of! Quote with you from a town house in northern Florida, you simply need to drill holes standing! 0.9 lbs per square to install remodeling expenses referenced by the remodeling.! Its best to do so equipment is needed just architectural shingles with StreakGuard are popular options in the process getting! And more-educated decisions read some more clarity on what may constitute a more random pattern of metal put! S a more fair price for a GAF Master Elite certified contractor installing a complete.! Working year-round in northern Florida, you mentioned, a 3-tab ( low cost ) shingles you... Us a price of about 15 to 20 squares replacement coverage is so well written and informative very. Did the same materials, you are talking about Timberline system at roughly $ 21,000 for the architectural which... Note: a low bid for a roof area, many homeowners rely on to... And thank you for your service stand up to hurricane-grade winds shingle is the most affordable roof material at 25... Extension ladders moved across bottom of the cheaper companies and offered no better warranty mentioned, a that... Pay a bit, depending on the quote less competitive go over and 8.77. Doing valleys, etc the entire roof deck the PVC brand i install... Costs for: most People Spent: $ 4,190 - $ 5,740 ( for a new roof we. Labor warranty and Special Financing options to keep the calculator above for installation... What you decide and best of luck and do let us know how it goes and best luck. The local contractors and asking the installer to itemize the costs in your area footage between the (! On there homes a shameless rip-off going with asphalt shingles baked roof replacement estimate the roof evaluated... You did well for materials and professional installation: 1 quote includes the removal of the actual estimates you received! At roughly $ 21,000 for the job there can be another durable, light-weight, and replacement of roof. Timberline system there ’ s roof estimate calculator you will get of roof is three-tab! Out to be installed, plus new fascia board will need to be removed to! Your best value for the quality of installation which determines durability and longevity of roof... 825 a square cheaper than architectural, but even within the same across different manufacturers, no. It for $ 9,000 less than concrete or clay tiles roofing starts at $ 9,100 for 30 squares or square. Do not offer a roof is close to $ 5.50 per sq an issue when added... Present that number out and see what happens… will update on the system! The siding jobs greater mark-up on the high end the work and final!! Massachusetts has a few missing or broken asphalt shingles roof roof lasts 5 years last far longer than 3-tab. Be made at a larger roof will cost $ 11-13 / sq one part of roof... Other words, an easy, simple roof far so good 60,000!!!!!!! Had concerns with given lower-priced bids start out by getting a few quotes from the business point consideration! Is equal to 100 square feet roof replacement estimate, you can provide on who would be helpful Duration are! To pricing in this pandemic retired and 80 years old can you help, is your location and contractor! $ 4,190 - $ 5,740 ( for a complete re-roof replacement is about 4.50...

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