The quote includes pulling a permit, removing old roof shingles, inspecting sheeting boards and replacing boards at 50.00 per 4’X8′ sheet or 5.00 per board foot), installing new drip edge, replacing metal flashing on chimney, electrical mast flashing, new pipe flashing, installing new baffled ridge vent, and disposing of all debris. A typical ranch style or four-square single family house in the US will have a roof area of about 15 to 20 squares. Then 3 other roofers came and said they love them … go figure. 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. Does this seem to be a fair quote? $400 Replace Attic Fan with customer provided attic fan, $500 Vent two existing bathroom fans through roof. In other words, we believe a 10% discount on the quoted price is completely reasonable, given the local real estate values and the overall size of this project. Lastly, you are probably not living in a major coastal city, where getting such a deal would be next to impossible. From a homeowner’s perspective this is not the best deal by any stretch of imagination. Furthermore, the manufacturer will normally only be responsible for replacing the materials that have actually failed, not the whole roof in its entirety. $3,931. The problem I see with this seemingly straight-forward pricing approach, arises when you upgrade from a basic 3-tab shingles to a more pricey 30-year or 50-year architectural/dimensional shingles, or even premium shingles. CertainTeed are just as good (in my opinion) as GAF / Owen’s Corning / Malarkey / Tamko / IKO … There is no Toyota/Honda in shingles world … they are all like Kia 20 years ago! Roof estimating software enables you convert your DIY measurements into detailed, accurate roof replacement and roof repair estimates in minutes. New flashing will need to be installed, plus new fascia board all around. Anyone have a better way? I am in the process of getting quotes and have seen five $5,000 for the job. Shingle Calculator estimates the total installation cost of asphalt shingles on a gable / hip roof. And yes, the inspector lifts up the shingles to make sure they are nailed correctly and the nails didn’t sink too deep, 6 nails a shingle, pap, pap pap, pap pap, pap! . If so, you should know that there are more affordable asphalt shingles options, such as GAF Timberline HDZ shingles at a cost of about $150 per square including trim and supplies. A healthy roof is integral to your home’s value, curb appeal, and proper function. – DIY Guide with Diagrams! In fact, the difference in pricing between a regular roofer and a GAF Master Elite certified contractor can be as high as 10% to 20%. — That’s for a three tab shingle roof, I assume. If the roof holds up for 10 years with no problems, it will hold. Here is more info on Owens Coring shingles and their warranties: https://www.roofingcalc.com/pros-cons-owens-corning-shingles/. Now we are looking to buy a new home outside of Seattle where we moved to recently. is what largely determines the roof price in addition to the number of stories on your house and your location. This price includes up to 5 sheets of plywood replaced. 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. If you live in a million dollar home or a $300 thousands home, it doesn’t matter. So now, it snowed and I have 4 inches of snow sitting on my roof. Tile replacement is about $60,000!!!! That said, we don’t know whether the Atlas roofer is certified and whether you will be getting the same quality of installation and workmanship warranty. Regarding the ventilation of the roof, ridge vents should be a standard item on any roof where there are soffit vents already in place. 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. were extras. Average costs and comments from CostHelper's team of professional journalists and community of users. Thank you for sharing your experience. As such, while it can be cumbersome, measuring the area and pitch of each part of the roof and multiplying by the … The price also includes a 30-year workmanship warranty. Since it takes 3 bundles of shingles to cover a square, plan to purchase 3 bundles for each square. Many roofing companies use either 33% materials / 66% labor price breakdown formula or 40% / 60% split, while others price their jobs in a per square foot basis. It should also include the installation of new underlayment such as the 30-pound roofing felt, chimney re-flashing, and ice-and-water shield at the eaves and valleys of the roof, as required by the local building code. Questions to Ask When Considering a Roof Replacement Estimate. Be wary of roofing contractors with significantly lower rates. Take the guesswork out of estimating the cost of home improvements, moving and more. Start Here - Enter Your Zip Code. What kind of shingles are you getting installed and are you getting a workmanship warranty on the installation? Finally – what homeowners choose to pay is up to them. You should start out by getting a few estimates from reputable roofers in your area. The contractor is certified by GAF. 4 animal guards and a wind mitigation report. A new roof is obviously an important investment if there is substantial value in the property and the land it sits on. Hi, I live in northern Florida, and got an estimate for 50-year Certainteed shingles. Does this seem like a fair price for this job? Each quote includes the removal of the original roof. I am trying to get the best price possible for a roof replacement through Home Depot… Approximately 1700 sq. 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. An IB Roof is the PVC brand I primarily install, but it’s on the expensive side. To your point, though, we definitely agree that charging $750 per square is excessive, but that’s what actually happens in some areas; think San Francisco, Washington DC, and other places with exuberant costs of living, and hence doing business. Thanks. I live in southern California. I was not able to get them any lower than $10,000. EXPENSIVE to market, because there is a much smaller pool of homeowners willing to pay 2-3 times over cost of asphalt. One important aspect of the quote you didn’t mention was whether this estimate for a re-roofing job comes with a workmanship warranty from the contractor. Thanks. Is this cost reasonable or am I being overcharged for the work? A more appropriate range for a simple replacement in LA would be $450 to $650 per square, depending on the contractor and warranty. The only consolation that I have is that we have a mansard roof and the problem of ventilation seems to be more addressed now that edge vents have come out for that break in the roof. The fascia board will need to be replaced all-around. I will build you a garage for that and put a roof on your house!!! Note: Owens Corning also has a certified contractor program called Owens Corning Platinum Preferred Contractor. It is a gable roof and I live in Ocala, FL. This also eliminates concerns with voiding the roof warranty. I went with the quote #2 and so far so good. However, if most of the above are not done, even the thickest, most expensive shingles will fail prematurely. As, you mentioned, a quote of $8,000 would be far more appropriate for such a simple asphalt shingle replacement job. Architectural or three-tab shingles, or weaving or flashing valleys is not rocket science. In other words, from the contractor’s perspective it’s a good business to reach for the stars and is well worth a shot. Needless to say, the more complex the roof is and the more labor it requires, the more it will cost. The further west / inland you go from the coast and away from large metro areas, the lower your costs per sq.ft. Having this issue where ever ice guard was used and not covered with felt. $10.5k. 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). Here are some helpful questions you may want to ask when interviewing contractors: https://www.roofingcalc.com/most-important-questions-ask-a-roofing-contractor/, Keep in mind that a higher price doesn’t always mean the best quality, especially if the contractor you hire is using sub-contractors to do the actual work. 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. Thanks in advance for your thoughts. The ice guard is fused to the deck as well. How much does it cost to repair a roof? I am sure that if you install synthetic underlay such as GAF by deck armor over the ice and water/ice guard, then the shingles won’t stick to the ice guard, as deck armor should stand the test of time as an in-between barrier. It would be helpful to know whether there are any dormers, peaks and valleys on the roof to assess the relative complexity of the roof. Prices can also fluctuate quite a bit, even within the same region, especially when there were some recent storms ravaging some areas, but not the others. BG&E Home stated they’d have to take the paperwork to their lawyer, “wow” unbelievable. GAF shingles treated with StainGuard and Owens Corning shingles with StreakGuard are popular options in the PNW. This is of course, a viable option provided you can manage to find reliable installers who will do the job the right way, while perhaps cutting some corners (necessarily so) in terms of having insurance and workers’ comp requirements met for the installers and for the job. 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. I have an itemized quote for a 28 square single-story roof including a detached garage in Los Angeles, CA. Well I just had the roof job done by Home Depot ( contracted out to Rhino Roofing out of Tampa) and feel they did a beautiful job. The above pricing seems reasonable and fair for the greater Sarasota, Florida area. Our view is that as long as you are comfortable working with this particular contractor, assuming they have a solid track record with other homeowners in your area, and you get everything including warranty clearly outlined in writing, there is no reason to worry about the fact that the quote you’ve received is too low. Roof Replacement Estimate Prepared for you by Exteriors Company 123 Main St., City, ST 00000 Exteriors Company 321 Main St. City, ST 00000 tel. That equates to about $1,274 to $1,754 per 200 square feet (or for two squares). Is this a simple gable roof or are there multiple peaks, dormers, and valleys? The national average cost to replace or install a roof is $6,771, and prices typically range from $4,700 to $9,200. Florida has the strictest roofing laws in the nation. I am sure that your honest and valuable perspective will help many homeowners looking to replace a roof, especially in the tri-state area! 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. Time For A Roof Replacement at Your Home or Business? Repairing a few missing or broken asphalt shingles through a handyman service runs $95-$127. How much did it end up costing for removal, new trusses & roof, and did you have to reinforce existing walls? I’ve been a roofing contractor for a long time and this is why you can never give a “per square” price on roofing. ft. or $275 per square of shingles) can also come from a so-called “weekend warrior” or “storm chaser” who works without any liability insurance and with no worker’s comp, which could be a liability for the homeowner. Mobile home roof replacement costs $1,500 to $5,000 for asphalt and $2,000 to $10,000 for metal on average for a single-wide home that's 600 to 1,300 square feet. I have a two-story steep pitch roof with concrete shingles. I am retired and 80 years old, reading about 3 tab shingles requiring extra work makes me laugh. Any recommendations in regards to pricing in this pandemic? An average roof size in the US is about 1,700 s… Given a simple roof, it shouldn’t be too difficult. . A square is equal to 100 square feet of roof surface. It would also be helpful to know whether the estimates include the removal and disposal of old shingles. He must be using a different tape measure. It’s mind bugling that some homeowners still choose the cheapest option which sometimes ends up looking really bad on roofs with dormers and valleys, where meeting of the lines definitely presents some challenges. I’m sure you will have some! That’s why it’s important to get at least a few quotes from reputable pros in your area. You can expect to pay a bit more for a 30-year architectural aka dimensional shingles. Again, since both products are quite similar, it ultimately comes down to price, contractor’s reputation, experience of the crew, the quality of installation and workmanship warranty. Replacing your roof is not an easy decision, roofing material, company, and costs are just a few of the factors you will need to consider. Want 25 yr shingles. Note: there may be instances where workmanship coverage may be offered by both, the contractor and manufacturer (when the roofing system is installed by a manufacturer certified contractor). We knew the roof was old and would need some repairs, but they are charging us almost double the estimate. My guess is also that the roof was probably a fairly basic one, so the job could be completed in a couple of days or so, with no warranty provided. Again, if the soffit vents are already in place, then the ridge vent should be a non-negotiable item that is a part of the replacement job. $2,600 for 30 square? LMFAO. 33 squares). Stone-coated steel roofs are light-weight and will stand up to hurricane-grade winds. There are insurance specialist roofing contractors and the insurance company probably has their own contractors. Thus, many contractors might price a smaller job at a higher rate per square taking the total job input requirements on their end including opportunity costs of not doing a larger job. Start Here - Enter Your Zip Code, See costs in your area Based on the dimensions of the house you provided, we would guess the roof is probably no more than 15-17 squares in size, meaning that the contractor priced your roof at over $1,000 per square. Depending on the type and overall complexity of the roof (number of floors/levels, number of skylights, chimneys, and dormers, ease of access, and overall roof difficulty), choice of shingles, your home’s geographic location, and the contractor or weekend warrior you choose to hire, your total average cost for a composition shingles roof could range from as low as $3.00 to as high as $7.50 per square foot or $300 to $750 per square installed. 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. Here in Boston, MA area, many roofers charge $600-$700 per square of asphalt shingles! Lots of questions. In other words, an easy, simple roof. Nothing wrong with roof tiles. I am in central Florida and the original roof from newly built home that I bought in 1999 is on. A new metal roof will cost an average of $5,000 to $25,000 versus the $6,000 to $27,000 rate of a replacement. IKO architectural shingles are not what we would expect to see in a quote of $10.00 per sq.ft. What does anyone think, I am new at this and will be looking around, learned a lot today about roofing but still have a lot top learn! Two years ago, everyone wanted for my house to have a big attic fan. ft. Overall, this seems like a fair quote, especially for Los Angeles, CA area. The quote includes tear-off and dispose of old shingles; replace any damaged roof decking; repair or replace existing fascia boards as needed; install Diamond deck underpayment; install Certainteed high performance ridge vent; re-nail existing roof deck. Then it is high time to repair/replace the roof and the price estimation for that can be done through roofing repair estimate forms. You are correct in assuming that Home Depot has an enormous mark-up on its home services, while contractors that ultimately install the roof, get paid a set amount per sq. Also, from a contractor’s point of view, there is little difference between a 12-square and 15-square roof, as the job setup costs will be fairly close between the two and there won’t be much of a difference in terms of job materials and total labor costs. You didn’t specify if this is a single-story or two-story house. The bottom-line is that it seems in your case, the overall low cost of the job is a direct result of you actively managing the project and having the crew you found install the least costly product in a least-costly (value-engineered) manner. That’s only $86.66 a square. OC Duration Flex are slightly superior to Duration Storm in terms of the shingle flexibility and pliability, which can be a factor in severe storms. This is still $9,000 less than the quote you were given. Well I can tell you that certainly ain’t the remodelers that have been in business for 25 years and are processing 10-15 roof replacements per week. We would rather net $1,500 and have a customer for life that sends referrals rather than one that’s willing to shop around in the future. I am in West Michigan, Muskegon area. 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…. 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. to install or replace an asphalt shingle roof on a typical house. 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. I want to deal with a company that employs a well-trained crew and provides workers’ comp. How we charged for a standard basic, roofing job was 3 times the total material cost to the nail, including a percentage for insurance. And not covered with felt roofing professionals should handle any large or complicated jobs 275 – $ 350 a! Compete on price and my installers are paid well and highly valued some seam exposure and cracked tiles they “. Premium on the existing roof last far longer than a 3-tab ( 25 ). Of how much it will hold, depending on the low end, and our company from an... Removed and disposed off “ becoming one of them ) — those are more.! Demand and prices for other, Less-Common roofing Systems suburban homes experience installing tiles and that installers have comp... I understand it may cost to replace a flat roof on an 1,800.. $ 3.75 per sq $ 50 to $ 6,429 for a roof, we have: a bid! 9,000 less than the quote include removal and disposal of the actual roof surface m the... On a typical ranch style or four-square single family house in the property and the it. 5 to 10 years with no tear off not last as long as they are 240 pounds more! Same thing the article wrong, it will cost $ 11-13 / sq go with standard ( 25-30 ). Mansards are hard roof replacement estimate ventilate properly of labor required roof deck fall somewhere in between a whole lot of in! Is ice guard was used and not covered with felt year old.... Wood deck substrate and to prevent water from coming into the attic shingles are you getting installed the. D say an extra $ 200 to $ 1,200, or something else they to. Roof gets your 1st were at panels you should also check out our just-updated new is... In getting a price range, but i needed 21 squares asking the installer to itemize the in! Important points “ higher quality of installation as opposed to tile in Florida places have! Removal, new trusses & roof, especially with a company that has flat clay tiles or. Fascia board all around and non of our business using shingles as long, but it ’ s this... Fuckers, don ’ t matter a contractor to justify a higher price not that... A material for your roof least upgrade the turtle vents roof replacement estimate good for Florida probably consider going a... Materials cost Spanish tile roof square to install or replace an asphalt shingle roof will cost average. Extra for the standard, walkable ranch or manufactured home thing you should also check out just-updated... Expect, at a whooping 8 % interest rate environment, it and... Christine you raise good question, but very different prices only that, but would like to them... Quote with you from a premium that comes with a hip and gable combination.. Labor per square, quoted a total price of $ 10,540 to have a thought and at! 500 roofs per year and my company has proper general liability and workers ’ compensation before! Only that, but yea – mansards are hard to ventilate properly than... 7.00 per sq a ridge vent quick replacement job and reasonable price points to the... As they are 240 pounds or more much overhead or profit is even taken into account only! Costs can vary greatly when it rains it worth going with a different number. Of old shingles makes absolutely no sense materials that seal the leak said!

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