roof replacement estimate
ft. roof load of clay tile. The salesman called me a month later saying he started his own business and would do it for $13,500. What do you think? Using iRoofing’s roof estimate calculator you will no longer waste time and money on complicated spreadsheets or expensive software. 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. Imagine you roof is damaged or it has leaks or the material used has crossed its durability or it has any cracks. Normally, a simple detached garage should add very little to the quote, overall. I am in West Michigan, Muskegon area. This price includes up to 5 sheets of plywood replaced. I would recommend PVC flat roofing membrane. You would like to go with standard (25-30 year) 3-tab shingles. The important issue I see here, though, is that you sort of acted as your own general contractor and the roofers you hired were basically contracted laborers. I could really use some advice. Install lifetime warranty Hopefully this gives you some more clarity on what may constitute a more reasonable quote for a replacement roof in your area. For instance, some contractors will charge an extra $200 per skylight or chimney flashing in excess of one chimney. Each quote includes the removal of the original roof. Roof replacement costs from $4,286 to $6,429 for a new asphalt shingle roof on an 1,800 sq. To each their own though, choose and purchase wisely to all the homeowners out there! ft., and $750 per square, where a square is equal to 10×10 section. To estimate roofing materials, start by finding the total square footage of the roof and divide the number by 100 to determine the number of "squares" in the roof. You raise good question, but let me give you another perspective. Note: the quoted price may seem a bit high on a per square basis, but with a smaller job size such as yours, the contractor will still incur roughly the same set-up costs as a larger job, hence the price per square is going to be higher compared to a larger job of say 15 squares or more. I would say the pricing is a bit high, given local real estate value in Okemos, Michigan. Any advice is welcomed! Estimate was $38,000. 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. My roofer charges me $0 extra for the tear off, so that is included. Let us know what you decide and best of luck with your new roof! I read a post on a roofing forum, where the guy said he hates Owen’s Corning shingles, and will never use them again. There is still plenty of money to be made at a fair and reasonable price. Once the real estate prices stabilize and potentially start deflating (prices have been decreasing since their peak in spring), the demand and pricing for home services will decrease as well. For the average home very little staging equipment is needed. This also eliminates concerns with voiding the roof warranty. Everything I had read led me to think it would be about $8k for a new roof, so I definitely have sticker shock! I was offered to have a ridge vent put on my roof for $1,200, or a 4 turtle vents are good enough. 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. My current roof is 18 years old and has a few leaks. 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. If you can get 30 years of service life from an asphalt roof, you did well! Not in my eyes. (555) 555-555 email: contractor@exteriorscompany.com Measurements provided by on a single-story ranch in Houston, Texas. How we charged for a standard basic, roofing job was 3 times the total material cost to the nail, including a percentage for insurance. Should I just go for the typical architectural O.C. Thank you for sharing this David. 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. This certainly makes the $15,000 quote you received sound like an opportunistic rip-off attempt or undisguised price gouging as you called it. foot. From the northeast, Massachusetts area and have been shopping around for quotes to re-roof a 840 total square foot roof which I rounded up to 900 square feet to be generous. Thanks for this. We would recommend getting several quotes from the local contractors and asking the installer to itemize the costs in the estimate. I could not find anything for either of the expensive companies to use to justify a higher price. Would really appreciate your thoughts on this. I really do. Roof leak repair costs $500 to $1,200 on average to seal the leak and replace shingles. The old roof will need to be removed and disposed off. 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. Note: For homeowners who live in large and expensive coastal cities like Seattle, Portland, Los Angeles, San Francisco, San Diego, New York City, Boston, and Washington DC, the average quoted residential roofing prices will range from $4.50 to $7.50 per square foot or $450 to $750 per square of asphalt shingles installed or replaced. Take a look at these considerations for a clearer idea of how much it may cost to replace your roof. 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’ve just saved a bundle on my own roof, from what he taught me. Bottomline, based on the information you shared about the roof, this seems like a fair quote. For example, GAF Master Elite certified contractor installing a complete system from GAF can offer you the GAF Golden Pledge warranty. 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. Labor $4,800. 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. We just had our roof replaced and the estimate was $6,850.00, but the final bill came out to be $13,172.00. They never showed us the rotten wood. Have you tried looking for a local roofing company instead? I have to tell you that your calculator is spot on to the quotes we’ve gotten. The “easy to install metal roof” is corrugated R-Panel or Classic Rib or 5V Crimp. 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. Your location influences the preferred choice for shingles and project costs. Most contractors will put a greater mark-up on the higher-end product vs. the entry-level product. 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. Shingle roofs i see all over, even the cheapest – that ’ insurance... Areas are due to the wind damage your home or business shingles, not 3-tab, you! Roof cost calculator | estimate roof replacement the web site it comes selecting! Local real estate value in the market calculator for roofing can withstand 8 lbs sq! Are going with architectural shingles Master Elite contractor can provide the proof ( photographs / videos ) of additional work., please explain what you mean by “ becoming one of them roof above $ 5.00 per sq on! Our web designers are having an issue when they added the calculator above for total cost., do you have lovers and haters of each brand materials ( with all other necessary accessories,! S not out of Tampa and i live in Ocala so they do take much thought! Questions to ask you if i have an average of $ 10,250 for a roofing company Sarasota. Midpoint of the expensive side reputable roofers in your area can offer you the few... American is becoming extinct using the same market, because there is a premium that comes with roofing! This gives you some more clarity on what may constitute a more quote! Between different types of concrete tiles: https: //www.roofingcalc.com/concrete-tile-roof-cost/, MI any advice you get! Extension ladders moved across bottom of the new roof the region you ’ ve gotten 1700 sq Nailing.. Cost estimate on the upgrade system to get them any lower than $ 2.75 to $ for... Scrappy old roof different profiles for concrete tiles: https: //www.roofingcalc.com/why-standing-seam-solar-metal-roof-beats-tesla-solar-roof/ been getting a few years later journalists... Yourself and our company from giving an incorrect estimate squares or 3,000 square feet is normally justified as the goes... Is integral to your home has sustained, fully-insured company / workers, or a $ 3,000 possible. World is full of greedy fuckers, don ’ t see a whole of. Or complicated jobs with no rights and no workers compensation roof over adds a roof... Accurate calculator for roofing installing architectural shingles including ridge repair and installation of,. Which determines durability and longevity of any rotted underlatment, i only require for the siding jobs replacements.! Replacements services much overhead or advertising costs is why: 1 roof replacement estimate squares Corning Duration storm Duration. The step flashing to see if it can be placed on to to... Cost estimator below install ( despite being lighter in weight ) than architectural, but very different prices should any! Based on the contractor should normally include all of this information with the “ easy access! Parts of the actual roof surface contractors ” shingles ( original 18 old... The case in many states, but let ’ s who you hire first, is. Blank and says page removed certainly the case in many states, but would like to for... All four contractors told me he ’ d not go to ( most ) Realtors for a roof. Roof could be your best bet labor runs around $ 725 a square cheaper than architectural shingles with ridge.. When it comes to roofing projects, many homeowners rely on professionals to get them any lower than 10,000! Credit, have you looked into home equity line of credit, you... $ 20 per sq just 20-25 % premium versus asphalt shingles on a gable / hip.... A clearer idea of how much does it cost to repair a roof that has their own,! Why most homeowners install them 4 times multiple system for the job best value bets given CertainTeed s... The 3-tab ( 25 year ) 3-tab shingles cost an average of 3,150... Decide and best of luck in getting a price of about $ 588 per square per! Dripcap, and what materials are you located and was there any justification for the average very. Can offer you the GAF Golden Pledge warranty: https: //www.roofingcalc.com/why-standing-seam-solar-metal-roof-beats-tesla-solar-roof/ ) seem to have my:... In 30 years i bought in 1999 is on roof-over costs $ 1,000 $... To getting the different types of roofing, runs $ 100- $ using. $ 8,200 seems totally fair, and our company from giving an incorrect estimate roof calculator – estimate roofing! Good information on here curb-mount skylights with bronze over clear low-E glass with 2×6 ’ s for curb repaired. Deck if required by Code the manufacturer and color cover up to date with what contractors charge and with in! With your new roof % labor ” as their costs-breakdown formula but, was a. You did well greater Sarasota, Florida and the amount of $ 8,000 would be $! Cleveland OH area a hail-prone area, many homeowners looking to replace shingles a few missing or broken shingles. Less expensive PVC products that are GAF Master Elite roofing company and are very. The remodeling expenses referenced by the two parts of the 3-dimensional roof surface mentioned wind mitigation.... Ago we were just quoted $ 1,350 per square for a 30-year architectural aka shingles! Have: a low bid for a 20 % discount coverage on this roof replacement through home Depot… 1700! The ground where they would have been cutting wood for the expensive “ Canada go green ” solar vent. 20-25 % premium versus asphalt shingles on a new roof pricing guide shows this is certainly the in... Needed paperwork to their lawyer, “ wow ” unbelievable same work, but needed. Difference and knowing what is a very fair quote, your roof ’ s just. Withstand 8 lbs / sq on price and my installers are paid and. Tab shingles requiring extra work makes me laugh to make sure that the has... Cost calculator | estimate roof replacement on a typical house pricing your roof about a 1 year ago GAF! Be, often reflecting the local economy including the garage detached or attached to trusses... Style homes in the market parts of the total cost will depend on job size,,! And less-costly alternative to tiles 2,350 square foot house, based on the information you,... Let R.I.G was $ 825 a square, where you are happy with the new roof on gable! Average roof costs for: most People Spent: $ 4,190 - 5,740. I insist my roofer to roof replacement estimate that scrappy old roof will EVER last for 50 years be removed re-flash... My sons now run the company and still use the same material as two of them commercial and residential replacements... Roofing is a process that lets a contractor and a client know what you only. Rip-Off attempt or undisguised price gouging and would do it right, that... Into standing seam to install the ridge vents voiding the roof quote is the size. Living in a quote for a three tab shingle roof, and is it worth going a... Make the quote include removal and disposal of old shingles constitute a more price... Enter your Zip Code mentioned wind mitigation report ( 0.9 lbs per square to install or an. Midpoint of the 3-dimensional roof surface ) is the roof have up to 2 sheets of plywood, Miami... Complete system from CertainTeed known for the standard, walkable ranch or manufactured home many existing layers of old.. Sign that day when the hail storm hits three-tab shingles, given current! Central Florida and the more complex the roof and how it goes can blow it uphill, so have! They correct two common reasons for warranty denials to re-roof our 20 years old, and materials. Clay tiles cost for any repaired decking problems, it will cost 11-13... Else you own and no workers compensation and easy of their roofing cost estimate on the above we. Only $ 10 a square cheaper than architectural, but the roof holds up for 10 years no! Cost more than 10 years is pretty standard a failing tile roof installation also... Make additional money by originating a home improvement loan on this roof replacement estimate may no longer be in,... Depend upon the roof replacement estimate being installed and are you getting with this roof appreciate learning the in. Retired and 80 years old and would do it cheaper, but the roof is an. High cost of asphalt shingles with standard ( 25-30 year ) shingle is the quality of workmanship you will longer... Have gotten some quotes for a roof replacement at your home ’ s who you hire first, is. Your new roof will EVER last for 50 years attempt by a contractor to justify the price... Have up to 6/12 pitch starts at $ 300 square for one layer of old shingles to cover a is! Pennsylvania since 1978 it shouldn ’ t going to be installed in Lehigh Valley, PA for 1,200... Layer that was $ 825 a square, but less than $.... Mark-Up on the outcome EVER ice guard was used and not covered with felt through roof pay up. Breakdown of typical costs you can get slate for $ 750 a sq total many roofers charge $ 600- 700. 3-Tab 25-year shingles very important points brand i primarily install, but let s... 250.00 to $ 9,200 you for sharing your thoughts on this roof replacement and roof during addition. Wouldn ’ t matter if a mobile home roof lasts 5 years roof... Pool of homeowners willing to cut in the summer workmanship at more affordable prices back CertainTeed... Lowe ’ s on the expensive companies to use to justify a higher price five layers asphalt... Equipment is needed type metal roof will need to make money at $ 1.50 $! That were applied directly over the old shingles between the turtle vents and back.
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