Yeah, right. Are both companies willing to cut in the soffit vents for you? Should I just go for the typical architectural O.C. Prices don’t change. Part of the reason for such a high quote could be the fact that the installation work would be done off season, as it’s already raining in Seattle. All professional roofers use “squares” to measure and estimate roofs. That is for the standard, walkable ranch or manufactured home. Factor in the low-cost of living in Ocala, Central Florida, meaning low cost of doing business for the contractor, with Home Depot making additional money on the high-interest rate home improvement loan, and you have a perfect storm scenario in which you certainly have every right to negotiate for a better price. Just wanted to add that when a homeowner serves as the general contractor, they are required to have written documentation separating them from liability for the crew, and to do that in Maryland as an example, the homeowner would have to be an actual licensed contractor to make those doc’s stick. Lastly, you are probably not living in a major coastal city, where getting such a deal would be next to impossible. upgrade to architectural shingles (30 yr). Payment Plans and Financing Available! — This may well involve having the discipline and willingness to do some necessary, and often tedious work, such as replacing missing/rotten pieces of wood in the deck, and treating homeowner’s property with dignity and respect in all phases from tear-off/work/clean-up, even when no one is watching — incidentally, this is exactly where many fly-by-night roofers will cut corners. $('#wlrf').html(wlroofpitch1); 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.). var instcostarr = instcost.split('-'); A square is equal to 100 square feet of roof surface. That said, we wouldn’t be surprised at estimates as low as $6,000 for over-top installation with no tear off. of the actual roof surface) is the roof? Ask any roofer worth their salt and they will tell you that some tear-offs, clean-ups, and deck repairs can be so tedious that you’ll lose money on the job. What is the size of the roof and how many stories are there? Zinc Roofing Costs, Benefits, and ROI in 2021 – Pricing & Buying Guide, Metal Wall Panels – Metal Cladding Installation, Synthetic Composite Slate & Shake Roofing Costs: Davinci Roofscapes, EnviroShake Pros & Cons, Flat Roof Materials & Installation Costs 2021: PVC vs. TPO, EPDM, BUR, Most Important Questions to Ask a Roofing Contractor Before Signing a Contract, Major Exterior Remodeling Upgrades, Plus Costs & ROI, Top 10 Causes of Roof Leaks & How to Repair them, Top 5 Energy Efficient Home Improvements and their Costs, https://www.roofingcalc.com/most-important-questions-ask-a-roofing-contractor/, Top 10 Ways Not to Hire a Roofer! 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. var precision_number1 = Math.round(((wlroofpitch1)/100)); Personally, I’d show the door to any contractor asking over $400/sq… That’s an insane cost for an average replacement! Any thoughts on using shingles as opposed to tile in Florida? Try the roofing cost calculator now and learn more about what it might cost to replace your roof. A more appropriate range for a simple replacement in LA would be $450 to $650 per square, depending on the contractor and warranty. This is certainly the case in many states, but some places may have less stringent building permit requirements. This is our first time replacing a roof and we’re trying to save our budget to continue improving other areas of the house. Estimate the cost to install a new roof in a click of a button! If the first company is unwilling to offer the discount, then you should probably consider going with the second company. I need to have my roof replaced. You’ve received some very competitive quotes for a two-story house with a 35 square hip roof, plus a tear-off (presumably) since there is a dumpster. Lots of questions. 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. $25 per 4 ft length of ridge vent, my roofer charges $0 to cut the ridge, but I usually pay him a little extra for the effort. 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. That is where the range comes in. In other words, an easy, simple roof. Includes 5 sheets of plywood, 3 Miami Dade curb-mount skylights with bronze over clear low-E glass with 2×6’s for curb. I live in a town house in Northern New Jersey. So, given Mass real state market, the quote you received seems fair. 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. We would recommend to have an electrician on site during the removal and remounting to ensure the crew takes the necessary precautions when handling the panels and that the electrician can feel confident when re-wiring the panels and re-connecting to the inverter. Note that even though both shingle products have the class 4 hail rating, there is no warranty coverage for hail impact damage from Owens Coring. I wanted to ask you if I can share a quote with you from a GAF Master Elite roofing company in Sarasota, FL. is needed and not covered through insurance, I try to just price it slightly over cost, as we try to make most of our profits on the roofing costs. Single family ranches, raised ranches and capes can be done with half a dozen staging planks, a dozen roof jacks, two 24 ft. extension ladders… Add 2 – 4 and 2 – 6 or 8 ft. step ladders to lay on roof held by 1 st. row of bottom staging with 2 x 6 plank held by appropriate stepladders. So, we have the same job, same work, but very different prices! This is the requirement of the Mortgage Company, so I can’t wrap my mind around why they won’t complete it…. If a chimney flashing, etc. Given the current, low interest rate environment, it’s a great deal for them! Clay tiles: $17,000 to $30,600 (roof-frame requires reinforcement), See costs in your area Solar Roof is the only roof that can help pay for itself with the energy you produce. Roof repair costs tend to be a bit more expensive if you live in London due to the high cost of living. Mentally roofing is the easiest, but the hardest on your back. 3-tab Shingles In the mean time, feel free to use our handy calculator on the homepage (RoofingCalc.com) to see what a mid-range price might be for a similar project, based on the national average cost data and project details submissions from homeowners across the US. A … It’s $40 per sheet after that. Booming local real estate values also drive up the demand and prices for professional remodeling services. 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. They both used the same material as two of the cheaper companies and offered no better warranty. Step flashing and any other previous flashing should only be re-used if it’s in great condition and there is no damage to the roof deck. The national average cost to replace a roof is $7,211 with most homeowners spending between $4,707 and $10,460.Roof installation cost ranges from $400 to $550 per square depending on the roof size and materials used in reroofing. The old roof will need to be removed and disposed off. }). ft. single-story house in Houston, Texas. Anyone have a better way? For top-rated services, call us now at (512) 580-9063 Apply Ice and water shield on all gutter edges of the house and in the roof valleys. It took the roofers over 3 weeks to complete the job. Assuming an 1,800 sq.ft. We use a 4 times multiple system for the siding jobs. Roof Cost Calculator FAQs: How do I estimate the pitch of my roof? That being said, most roofing contractors (and many insurance companies) will price their roof replacement services within $3.50 to $5.50 per square foot or $350 to $550 per square of architectural shingles installed. You are a shrewd negotiator! Note that installing the Ice & Water shield over the old shingles makes absolutely no sense. "); Any price differences to keep in mind? Hoping he will pick up half the expense. 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. My sons now run the Company and still use the same system. 50 % Materials & Waste £2,250. Roof size 5300 sq. I have gotten some quotes for a new roof ranging from $4,500 to $15,000. How many squares (square = 100 sq.ft. — And that is using a 30 year dimensional shingle. Is there a difference in replacement cost for manufactured home roofs vs. regular roofs? You should ask about the experience of their crew (the one that will be installing your roof), whether or not they are using subcontractors, daily clean-up procedures, how common situations such as roof deck damage or chimney flashing are handled, etc. 5. The fascia board will need to be replaced all-around. Be sure to only hire a company that specializes in slate roofing. Just imagine how much, or rather how little, money you will actually be able to get back some ten or twenty years down the road for a roof that fails due to manufacturing defects? Certainteed is better than IKO. So, the whole job was under $6k. The quote should also include a 5 or 10-year workmanship warranty. As far as the difference in costs, there is no significant difference that I can think of. This seems like a very fair quote in terms of the overall pricing for the job of its size. 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. I was also given an $8,000 quote for Atlas Pinnacle shingles, plus the additional cost for any repaired decking. var d12 = 0; For instance, shingle replacement prices in the deep South (think South Carolina, Alabama, Georgia, and most of Louisiana) will generally be significantly lower (as low as $3.00 to $3.50 per sq. 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. You can build a garage for $22,000. Sure, getting a great deal is great, but only as long as the crew doing the job is not cutting any corners in order to make the ends meet, which is often the case with companies working on razor-thin margins i.e. My insurance estimated my roof at $9,100 for 30 squares or 3,000 square feet. Porch Roof Extensions For hip roof porch extensions from an existing building wall, you can use half the calculator results. There are way too many variables. Natural slate tiles: $15,300 to $30,600 (roof-frame requires reinforcement) That said, depending on the quality of slate roof tiles you get and the contractor you choose to hire, your cost for a quality slate roof in the DC area, could range anywhere from $15.00 to $30.00. The roof was installed about a 1 year ago; GAF architectural shingles in Patriot red. Right now, during the global pandemic, the demand for roofing services in the US actually exceeds supply (because many roofing companies have laid off many of their laborers and installers, and shrunk the overall size of their operations). And the thing that goes over where the two parts of the house are seemed together, I am sure has been compromised. My point is that such a simplified model is only fair for a basic 3-tab installation, but once you upgrade from that bottom-of-the-barrel product to more premium shingles, all of a sudden that model is no longer beneficial for a homeowner, but it surely now benefits the contractor more. Excellent points, don’t be penny wise and pound foolish. If there are no soffit vents, then you don’t need the ridge vents. 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. But, as the saying goes, sometimes (not always) you get what you pay for. 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. Number of squares: All you need to do is enter your project requirements and click the "check prices" button, your quote will be displayed on the following page. Here is one way to streamline this; Rather than asking for all of these documents and paperwork from a contractor right away, you can simply ask for an estimate to do the actual job, first. Any thoughts on the prices in this area? ft. Florida has the strictest roofing laws in the nation. Asphalt felt requires a button tab every 4 inches, staples are not allowed! 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. Based on the details you shared, it sounds like you have a single story ranch with a fairly simple roof (inferred from the square footage of the floor plan vs. the roof surface area), plus a garage. Feel free to email us at RoofingCalc ( @ ) Gmail dot com for more detailed pricing breakdown on your quote. I am about to move to Sarasota, Florida and am negotiating with the seller on replacement of a failing tile roof. Roof Replacement Cost. It may be a bit costlier to do it this way, but come the tear-off and re-roof time, there will be no shingles glued onto the ice guard, although the ice guard itself will still be there, of course to contend with. You can accurately count the number of facets on your roof by using Google Earth 3. I was told my roof’s square footage is about 1,500. Are these estimates within the ballpark for my area? I would say the pricing is a bit high, given local real estate value in Okemos, Michigan. I live in a Seattle suburb and am currently considering a quote that’s a little over $1k per square, or $10 per sq. Should I insist my roofer to replace the step flashing with the new one? I’ll cover up to 2 sheets of deck sheathing, if needed. This is a very fair price in our view. ft.). . Calculated quickly on a per foot basis, you can see that a bigger roof will almost always lead to a higher cost. There’s a plywood inspection, then there’s a felt and flashing inspection before any roofing material can be placed on! In other words, pricing your roof above $500 per square would make the quote less competitive. I am sure that your honest and valuable perspective will help many homeowners looking to replace a roof, especially in the tri-state area! The current roof is about 20 years old. . ft. house. Granted premium shingles weigh more, but that is hardly enough to justify charging three times the cost of all materials including taxes and insurance for the entire job, when a homeowner wants to go with premium shingles. The sales rep looked at the attic, noticed a leak and said wood will have to be repaired, we knew that. Enter the extension wall length into 'Wall Length' and double the extension wall width, then minus ridge thickness, into the 'Wall Width' entries. Intuitive "Roof Size" Pricing This tool estimates your roof repair / replacement costs based on many variables, one of which is SIZE. If you would like to share more details about the approximate size of the roof in squares, roof height and steepness, number of levels/stories, removal and disposal (number of layers of old shingles) and what roofing materials have been quoted, then it will be possible to give you a more accurate assessment. 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? I do love the fact that Lowe’s, and I believe Home Depot, are giving a 10% discount on building materials and other home improvement products to the US military personnel. I remember being a teenager hung over from a night of partying, and my Dad making me get up on the roof the next morning and help him re-roof the house and garage. — 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. That seems pretty high, any thoughts? Standing seam: $14,450 to $20,400 – DIY Guide with Diagrams! So, a single-story 3,000 square feet house can have a fairly large roof, depending on the roof slope and whether there is a garage that also needs a new roof. The great part is there are absolutely no strings attached to use the Roof Cost Calculator. That’s pathetic! 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. My price up to 6/12 pitch starts at $300 square for one layer tear off. This will provide an area calculation for clay or concrete roof tile, natural or composite slate, underfelt or breathable felt and ridge length. In other words, if the above assumptions (15 squares roof) hold true, you shouldn’t be quoted anything above $8,000 unless there is something else going on with the roof that we didn’t factor into our assumptions. The only problem with that pricing model, is that you can probably get a brand new metal roof installed for the same amount of money! 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. For more accurate calculation of the cost, you should use our roofing cost calculator … G-90 steel shingles or stone-coated steel tiles: $11,900 to $17,000 I have been a roofing contractor in NW Pennsylvania since 1978. Any advice is welcomed! Welcome to the Roof Cost Calculator. That rings true for my situation. I was also offered for $750 extra (26 squares) to use “Owens Corning Duration Storm”. We have surveyed actual roofing and exterior remodeling companies in many parts of the US, as well as tapped into the actual cost data collected by the Remodeling mag, which surveys many top remodeling contractors nationwide. 7/12 and up slopes require roof jacks (some 6’s do also) — Those are more expensive. The current tile roof is flat gray concrete and I think an architectural shingle in gray that looks like slate would be a great alternative. Asphalt shingles are the most affordable roof material at $1.50 to $5.50 per sq. The question then becomes whether you will be getting a better quality of installation and workmanship warranty from the GAF certified contractor vs. the roofer who is offering the Atlas shingles. I am going to go through and present that number out and see what happens… Will update on the outcome. New roof cost estimator. Never mind the fact that it will be extremely difficult to prove the cause of a roof leak is tied to the material defects and not due to installation errors. I also have 40 PV solar panels on the roof. The exact material you use will have an impact on the cost of the roof, with basic felt solutions costing around £50 per square metre for the material itself, and more high-end materials such as modern GRP (a form of fibreglass) going up to £90 per square metre, but allowing unlimited options in terms of colour, and generally being more long-lasting. We talked to several different contractors and all estimates came in at well above $5.00 per sq. It would also be helpful to understand what the square footage of the roof is. 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. I suspect price gouging and would appreciate learning the difference and knowing what is a fair price for a roof such as mine. I have a 1,450 foot ranch house in Okemos, MI. Also, when assessing the fairness of the quote, it would be helpful to know whether a licensed electrician will be present during the removal and remounting of the PV panels? Without knowing the above parameters, it’s a bit difficult to advice you, but we do think that $9,000 would be a reasonable counter-offer to make given the range of estimates you’ve received thus far. 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). Based on the 33% being the cost of materials and supplies of $7,000 (GAF Timberline HDZ shingles or a comparable products from Owens Corning), the cost of warrantied professional installation would be roughly $14,000 on top of the cost of materials, for a total cost of $21,000. Quote includes the removal of the road brand of shingles ( original 18 year old roof ) Michigan! 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