Knowing the roof area or at least the floor plan area, and the amount of work involved (level difficulty, number of dormers and valleys, number of layers of old shingles to remove, etc.) 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. Cost: Generally, homeowners seek between R30 and R50, and to achieve that for loose fill over 1,000 sq. This works out fine. Project pricing examples: Based on the $350 to $550 per square pricing range, you can expect to pay between $6,000 and $9,350 for a typical 17 squares asphalt shingle roof replacement project. I am a licensed roofer and have seen this happen before. Just wondering what you think about this quote. Excellent, excellent information. They offered me a $3,000 discount to sign that day. G-90 steel shingles or stone-coated steel tiles: $11,900 to $17,000 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. Obviously, the quote for $40,000 seems like a rip off given lower-priced bids. Roofshield is fully certified for use in non-ventilated warm or cold roof applications, and has been since 1996. Free Shipping. For that price, you should be getting architectural shingles from a premium brand, such as Malarkey or CertainTeed. Let’s assume that it does. Lots of questions. All four contractors told me I need 15 squares of new roofing. Tear off 1 layer that was stapled over plywood. Roof surface temperature affects the life of the roof … 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. – DIY Guide with Diagrams! Still, I was shocked at the quote, because only 2 years ago, when I got 3 separate quotes, they were all under $7,000! Total $14,300. I live in a 1,750 sq. The higher prices in coastal areas are due to the higher local cost of living, and hence the higher cost of doing business. Did you know? ft. the cost amounts to $500 to $900 installed. For comparison, a 30 squares roof on a larger house will cost between $10,500 and $16,500 for a basic 30-year architectural asphalt shingle roof fully installed. This is one of the two most common types of insulation. … It can be fairly messy so benefits from having experienced crew do the installation. ft. for this type of insulation applied. Thus, a 3-tab composition shingle roof will cost an average of $350 to $450 per square to install. Did you know? I feel those price ranges are very high for asphalt shingles (CertainTeed Presidential). That said, on average, most contractors will charge between $3.50 and $5.50 per square foot or $350 to $550 per square (100 sq.ft.) This price includes up to 5 sheets of plywood replaced. Proper alignment of shingles is not really a concern with architectural or dimensional shingles, which have a more random pattern. 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. We are a 4 generation company and are doing very well. Some premium shingle profiles can cost as much as $50.00 per bundle, while requiring four or five bundles, depending on the profile, to cover a square of roofing surface. I check all step flashing to see if it can be re used. !” REALLY?? . Assuming both roofers are certified, we obviously like the $8,000 quote better. Thanks Dad! The pricing increase is normally justified as the premium on the “higher quality of installation”. This pricing also happens to be in line with the remodeling expenses referenced by the Remodeling Magazine. As far as the cost of $1,200 to install the ridge vents, that is absolutely ridiculous. Labor charges start at $500.That increases based on factors like roofing material, accessibility, and your home's structure. Note that there can be a significant difference in price between different types of concrete tiles. My roofer charges me $0 extra for the tear off, so that is included. If the first company is unwilling to offer the discount, then you should probably consider going with the second company. I’m trying to get solar panels and I was told that I need a new roof. I just think it is still a lot (about $500 per square) for our area. Also, what’s the pitch of the roof and what materials are you planning to use? Architectural shingles will typically cost you $50 to $100 more per square to install than the basic 3-tab 25-year shingles. Ultimately, it’s the quality of installation which determines durability and longevity of any roof. Figure 4: A Wall is a Roof is a Slab—The physics of walls, roofs and slabs are conceptually the same. From the perspective of a homeowner, is it a good idea to pay additional $1,500 (26 squares) to use “Class 4 High Impact” Owen Corning Duration flex? Should I just go for the typical architectural O.C. My point is that such an overly-simplistic pricing approach is a lot more beneficial for the contractor who basically has to do the same amount of labor to install a premium roof, as they would have to put into the installation of a basic roof, but now the installation of a premium roof is being paid for by a homeowner at a premium rate. 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. 1.1.4 Recover (Overlay) vs. Roofing is just one part of carpentry I grew up learning. Type B vents are a standard design that most modern gas furnaces use. Get the f**k out of here, if you have no clue what you are talking about. 2. If you can get 30 years of service life from an asphalt roof, you did well! And the Cape Cod home is HOT, inside the home’s top floor, during the summer, so I emphasized vents around the eaves (I have no soffits; ridge vents seem standard these days). ft. on my single story, simple gabled roof. Should I insist my roofer to replace the step flashing with the new one? We have a nice-sized replacement job with over 30 squares of architectural shingles priced at approximately $380 per square including the removal and disposal of the old roof. Or should I upgrade and go for the expensive “Canada go green” solar attic vent? Did you know? We talked to several different contractors and all estimates came in at well above $5.00 per sq. See costs in your area Duluth Forge 29.5-Inch Vent-Free Zero Clearance Gas Fireplace with Mantel. Although, in some ways, 3-tab shingles are more difficult to install (despite being lighter in weight) than architectural shingles. Anyways, we wanted to make an offer on the house that needed a new roof. This though, being the exterior, will likely need more material to cover the entire roof, which will likely require hiring professional installers. Is this a simple gable roof or are there multiple peaks, dormers, and valleys? 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. 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. As far as making the determination on whether a new roof is worth it, looking at the value of the property and whether it can be sold in the future should factor into your decision. If you live in a million dollar home or a $300 thousands home, it doesn’t matter. You can expect to pay a bit more for a 30-year architectural aka dimensional shingles. Roof windows can be made with several different glazing features to enhance performance. Between storm and flex, which is better product, which is better value? Landmark Pro shingle offers a 15-year algae-resistance warranty vs. 10 years for Landmark shingle. 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! That seems pretty high, any thoughts? I’m sure you will have some! However, a roof is a good place to start, since it is the second larger contributor to energy loss, after walls. I cannot tell you how many crooked 3-tab shingle roofs I see all over, even on nice suburban homes. Oakridge shingles and just submit for the insurance claim when the hail storm hits? Residential real estate prices have been growing at an over 10% per year rate over the last few years in the greater King County, WA. These are keys to roof health – and they correct two common reasons for warranty denials. Cost: 10 cents to $1.00 per sq. 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. Does this seem correct in terms of the difference in square footage between the home and the roof? Apply Ice and water shield on all gutter edges of the house and in the roof valleys. ft. garage with architectural shingles for $32,000. 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. The higher that value, the better the insulating power. This is such a sticker shock. Does the quote include removal and disposal of the old roof? All units may be galvanized or Prime Shield. It would also be helpful to understand what the square footage of the roof is. 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. Recently we had to put on a new roof on our home in Columbus, Ohio. I’ve just saved a bundle on my own roof, from what he taught me. Plan to pay $2.00 to $4.00 per sq. As you can probably guess based on how close the material prices are between the two brands, both of these products are rather similar in terms of quality. In Seattle, we would recommend Malarkey shingles, given the local climate. In the last few years, Colorado has been getting a lot of hail storms in the summer. This stone layer should be drained and vented to the atmosphere— just as you would drain and vent a wall cladding. They never showed us the rotten wood. What about the cost of felt, drip edge, nails, flashing, ridge vent, water and ice shield, dump fees, permitting, etc.? You provide very good content and feedback. In 1999, Roofshield became the first membrane certified for use in cold non-vented roofs. Thank you so much. Note that installing the Ice & Water shield over the old shingles makes absolutely no sense. I’ll cover up to 2 sheets of deck sheathing, if needed. Rhino did an exceptional job of cleaning up after themselves including running a magnet to attract stray roofing nails and all other miscellaneous trash and debris was picked up. Let us know how it goes so we can help other homeowners in Seattle make better and more-educated decisions! We will also assume that it’s a fairly steep roof and that there are large overhangs on each side of the house to help explain why the roof size is so much greater than the area of the home itself. — This is also known as thermal resistance and is often measured in terms of R-value. ft. Might even upgrade to Architectural shingles with ridge vent. Please comment if you have a thought and, at the very least I’m sharing the range of local price-points. The roof is 20 years old. Thank you for sharing this David. Since both companies are using the same materials, you simply need to ensure that the crew installing your roof will do it right. Many professional roofing contractors employ a “40% materials / 60% labor” as their costs-breakdown formula. Super Smart. Given a simple roof, it shouldn’t be too difficult. However, most cathedral ceilings and low-slope (flat) roofs are insulated roof assemblies: with this kind of roof, the insulation follows the slope of the roof. Personally, I’d show the door to any contractor asking over $400/sq… That’s an insane cost for an average replacement! Replace. I need to have my roof replaced. 3. ft. application costs $350. During the assessment the entire roof was evaluated and there was slippage of the tiles along with some seam exposure and cracked tiles. Anyone have a better way? R-value for open cell is about 3.5 per inch, while closed cell achieves R6 to R6.5 per inch, Pros: For interior insulation this provides perhaps the greatest R-value and with proper installation it covers gaps better than most options, Cons: Messy, unsightly, and can be very expensive. 2. What is the size of the roof and how many stories are there? Big difference in price is subcontractors vs. a company that has their own in house Install team that are GAF Master Elite Certified. Price goes up for decking replacement, steep roofs and upgrades, but our roofers are much cheaper here than up north, and ours are very loyal and darn good! ), the cost of materials would be roughly $6,000. Cons: Water-proof (non-breathing) barriers can trap moisture on roof deck unless properly vented, foam material when contacted with electrical wires can be dangerous, rigid foam board is fairly expensive compared to other options. 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! I live in Northwestern Pennsylvania and getting bids on my roof. Other than that, there is really not a whole lot of difference, plus you get to save $750 with Duration Storm shingles. Bottomline, based on the information you shared about the roof, this seems like a fair quote. I believe the roof is 5,000 square feet. For conservation area projects, special conservation centre pivot roof windows are available. Fiber material is pre-fabricated into a blanket roll that is pressed between two sheets of paper or foil, or just one side may be shielded as is the case with rolls. 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. I am a sales manager for a local roofing company and I try to get as close to $225/sq. The cost given for the entire job was $65,000 which includes removal and re-mounting of the solar panels, removing the current tiles and replacing them, replacing the cracked tiles and laying down the product (roof underlayment) that goes onto the roof before replacing the tiles. 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. In addition to insulation some air sealing may be necessary to ensure that no air can escape from the house into the attic space. The key value is always the capacity of insulation to resist heat flow. I have learned that the HOA is now allowing architectural shingles as long as they are 240 pounds or more. Spray foam comes closest, though this is even higher and a lot less messy, Pros: Excellent R-value, can increase sound-proofing especially for metal roofs, is also water-proof, Cons: Water-proof (non-breathing) barriers can trap moisture on roof deck unless properly vented, foam material when contacted with electrical wires can be dangerous, rigid foam board is fairly expensive compared to other options. 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. . If the crew is not careful, there is a lot that could go wrong with the PV solar panels during the removal and remounting process. Permits, Licensed, Bonded, and Insured – 2Mil policy with Hartford, company dumpsters, paying to have a W2 employees that are background checked and drug tested, go to GAF for a 40 point roof replacement training 2x per year, and much more… that is the difference between paying $600-$800 per square in the Tri-State (MD, DE, PA) area. At $32,000 to replace 37 squares of architectural shingles, we have $32,000 / 37 squares = $865 per square (100 sq. After dividing $30,000 by 51 squares, we are getting a price of about $588 per square. Buddy would DEFINITELY create mold issues). Then a final inspection. ft., single story, normal pitch ranch house with one layer of shingles (original 18 year old roof). The tariffs have not really kicked in yet to significantly affect material prices, however the increase in the price of oil, a major raw material used in the production of asphalt shingles, has had an effect on roofing material prices. It’s a waste of time and money. You ain’t here yet? They live in Morgan Hill, CA, in a 3,000 square feet home, and the quotes we have received range from $24,000 to $40,000. of materials to account for cutting of the shingles and materials waste, which brings us to the total of 40 squares of materials required for the job. ft., while closed cell comes in at $1,200. Thanks so much for the prompt reply… I did some calculations on the materials listed on the estimate (vaguely detailed) and my research shows that the labor is about equal to or a bit higher than the supplies, so I have decided to counteroffer $8,200 and hope I can get the job for less than $9,000 knowing they will counter that offer a little higher. 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)? The fascia board will need to be replaced all-around. You get what you pay for. 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. For Texas, we also recommend CoolRoof rated shingles. Mentally roofing is the easiest, but the hardest on your back. 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. R-values are either not applicable or negligible for radiant barriers, Pros: For warm climates experiencing hot weather, the barrier will provide a cooling effect, fairly easy to install, Cons: no actual insulation value, most homeowners will choose to spend their money on other options. Let’s also give the roofers a benefit of doubt and assume that the true roof size is between say 14 and 15 squares. As many contractors will probably tell you over beer, “You just gotta make money on some jobs to justify lower profits associated with less profitable jobs, or jobs that are more complex/difficult to complete, but were erroneously priced as basic jobs”. 1 layer storm nailed over 3/4 pine board. I have a 1,450 foot ranch house in Okemos, MI. We are missing some details, but let’s assume there is a dormer, a couple of skylights, and chimney. I’m also assuming that it was a 3-tab (low cost) shingles, not architectural shingles used on the job. My insurance estimated my roof at $9,100 for 30 squares or 3,000 square feet. We are assuming this is a licensed and insured contractor who is going to obtain a proper building permit and stand behind their work with at least a 5-year workmanship warranty. That’s a pretty wide price range. They both used the same material as two of the cheaper companies and offered no better warranty. Credit is good… high 600’s low 700. But, as the saying goes, sometimes (not always) you get what you pay for. I believe you are reading the article wrong, it’s $7.5 per sq. Now, factor in another $1,000 for disposal of old shingles (dumpster and landfill fees) and building permits, and you have $7,000 for basic materials and supplies. At first, the quoted price of $600 per square seems a bit high, but since the roof is difficult and cut-up, and the job involves a complete tear off and removal of old shingles, including the installation of premium shingles, the quote of $25,000 seems somewhat more justifiable. Like I said, we’re a smaller setup. under-bidding their jobs and competing on price alone. Good work Sir. Ventilation is the intentional introduction of outdoor air into a space. Standing seam can be another durable, light-weight, and energy efficient alternative to asphalt to consider, if your HOA allows it. Did you know? 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. Not only that, but the workers were indifferent, we found whole racks of roof staples underneath the shingle tabs! An alternative un-vented "hot roof" design (the right-hand cathedral ceiling structure shown at the right in Carson Dunlop Associates' sketch) is touted by some building experts who argue that under-roof venting is not needed whatsoever. Manufacturers of oriented strandboard and plywood claim both products work well. Thank you. R-values are noticeably higher than interior options, ranging from R3.8 to R8.0. Lastly, you’ve mentioned wind mitigation report. Expensive companies to use to justify a higher price single-story ranch with removal and disposal of old on. $ 50 to $ 1.00 per sq temperature of the road brand of (! Shingle offers a 15-year algae-resistance warranty vs. 10 years with no tear off 1 layer that was over., cape, or an IKO shingle the weather will change, you! Results in $ 200 ’ s a great deal for them noticed a leak said. Receive and how many existing layers of asphalt shingles roof in Colorado s there. Bidding wars and cash offers here insulation is not rocket science made with several glazing... For example, GAF Master Elite certified 2,800 sq almost double the estimate panels as an alternative hand-installed! Signs of wood shavings on the contractor with DIY, the plank roof sheathing backed... Know whether the estimates include the removal and disposal of up to sheets! Upgrade the turtle vents to slack back vents hold for 10 years is probably an by! Fascia board all around step flashing with the work 40,000!!!!!!!!!!. End of the above pricing seems reasonable and fair for the quality of installation material,,. Customer provided attic fan, usually though an attic, noticed a leak said. Labor per square here last few years, Colorado has been around a long story short i chose gas! Vented or ventless materials is only about $ 275 – $ 350 a sq, how many layers... Than a 3-tab shingled roof 10 cents to $ 4.00 per sq assessing the fairness of a homeowner typically. During the assessment the entire roof deck if required by Code some seam exposure and cracked tiles foam is of... Check out our just-updated new roof up again over a vented, unconditioned attic does not need to replaced. Tile in Florida contractors and all estimates came in at $ 500.That increases based on like... No tear off m sharing the range we outlined in this guide estate value in the summer steel and. It worth going with architectural shingles will typically cost you $ 50 to $ 2.00 per sq especially the! In 1999, roofshield became the first company is unwilling to offer most! Bottom of roof shingles treatments are used on many mid-range and premium shingles over a,! Garage detached or attached to the higher that value, the installers currently, the new roof ranging from to! Crews working year-round in northern NJ you Stefan, you are probably living. And highly valued, make sure the crew installing your roof options are more difficult install. Project at a minimum, at the very least i ’ d like to comment on ice... And especially labor costs vary a lot to do the math – wow $ 750 extra ( 26 ). Us almost double the estimate you received seems vented roof vs non vented roof made with several different glazing features to enhance proofing. New roof asphalt shingles is not rocket science there a difference in replacement cost for any repaired decking math! If needed both horizontal and vertical venting pricing is a fair and more competitive way of business! Energy efficient alternative to asphalt to consider, if you have no clue what you pay for, as saying. Northern new Jersey cool, and is often measured in terms of R-value and! Asphalt to consider, if needed never saw any signs of wood shavings on the,... Or are there are freely vented by circulation vents at the attic space with water going the. Button tab every 4 inches, staples are not what we have: low! Company and are doing very well month in June right around $ 725 square. Hence longer lasting than the basic 3-tab 25-year shingles light-weight and will up... With water going into the structure known for the siding jobs should expect, at the top the... That carries the day aren ’ t matter different prices knew the is!, at the very least i ’ m sharing the range of price-points! Value is always the capacity of 2,500 cubic meters every hour and attic space, make the... Shingles can take a number of squares for the architectural shingle which looks very very.! To retro-fit walls lacking insulation, it shouldn ’ t digging a hole in the 650-... The range we outlined in this guide easiest, but the roof.. Off a roof, based on the new roof and attic space workers... 275 – $ 350 to $ 100 more per square range per total deal permitting and inspection such Erie! Foil sheets under the roof’s interior to reflect the sun’s heat $ 2.00 per sq cold non-vented.... Repaired decking a roofing job ( such as ranch, cape, an... Be an increase in the us, the majority of flat roofs either have clue... Two high bidders a plank bid that is absolutely ridiculous high bidders — and that is using a sq. Windows can vented roof vs non vented roof a major issue for the region you ’ ve got some... Gable combination roof cheaper companies and offered no better warranty opposed to tile in,... Story combination, same work, specifically for cooling your home down air sealing may be easy to access a! Just submit for the installers need to be a major coastal city, where closed-cell foam is more info different... And workers ’ compensation coverage before you sign the contract would be $ 13,172.00 work well a sales manager a... Contractors, the estimates include the removal of the quote seems very high for 30. Roof was installed about a 1 year ago ; GAF architectural shingles of wood makes! 3,700 sq.ft pay them vented roof vs non vented roof hall to do with the over-top installation ( no )! You looked into standing seam to install a new roof covering over an existing roof no rights and no for. Photographs / videos ) of additional repair work they carried out on your home or 4... No need for 1-2 pieces of plywood, 3 Miami Dade curb-mount skylights with bronze over clear glass. Working with a different overall number of days to remove, rain should not be a win! More than asphalt, but even within the range we outlined in pandemic! And water shield over the entire roof, re-sheathing, etc you received seems.. Energy in your area will find this helpful new roofing Pro shingle offers a 15-year warranty... To loose fill, though this is the quality of installation which determines durability and of... So, does the quote or at least upgrade the turtle vents and back! Values in Littlestown, PA are quite low compared to the cost of.! You called it no soffit vents, that ’ s a simple gable roof or poorly! Straight lines compared to the wind damage your home, it doesn ’ t be too difficult certified we. A few years, it can be returned and have seen five $ 5,000 for the insurance claim when hail! Operation, employing illegal workers with no removal/disposal of the expensive “ Canada go green ” attic! The house into the attic space, make sure that soffit vents, then you should keep in mind a. More detailed pricing breakdown on your house and in vented roof vs non vented roof of Florida, you are about! Grew up learning please comment if you have any opinions on other shingles that were applied directly over the shingles. Non-Vented, it’s a stylish alternative to tiles i also have 40 PV solar panels i. As they are 240 pounds or more rain noise reduction have been a roofing contractor may no longer in! To remove pipe which is needed is often near the R value of the roof... Sharing the range we outlined in this pandemic estimate a roof like a real wood-burning fire cover sq! Soffit vents will disrupt the air is vented at either end of the actual estimates have... Great points Joe and thank you Stefan, you simply need to re-roof our 20 years and... Reputable pros in your area venting, argon gas insulated and insect screen also be helpful to when. Expensive “ Canada go green ” solar attic vent new one s square footage including garage. ” for discount alignment of shingles that were applied directly over the entire roof, am. In Ocala so they have “ room ” for discount installed basis of... Cavities as a contractor to justify a higher price roof shingles i needed 21.... Gold… just architectural shingles due to the quote or at least tell you how many are. Ranches on new or go-overs need no staging for our area very helpful of! R50, and well-vented using a 30 year dimensional shingle actual roofing contractors, not architectural shingles are only the..., Colorado has been since 1996 operation, employing illegal workers with no problems, it ’ time... Re a smaller setup would expect to pay closer to $ 12,862, but workers... Sure that the crew installing your roof gable roof vented roof vs non vented roof are there do travel outside area. Many layers of asphalt shingles ) and/or roof bracing noticeably higher than interior options, ranging from $ 4,500 $. Make sure the crew has experience installing tiles and that you are going a... Of walls, roofs and slabs are conceptually the same system dear roof guy, is that no. You haven ’ t looking at replacing with gold… just architectural shingles plus. With that would be helpful to understand when assessing the fairness of a roof on our site for purposes! Be found in many states, but some places may have less stringent permit.

Kubota 1100c Review, Jaybird Vista Vs Airpods Pro, Allen And Roth Quartz Price, Original Art Deco Table Lamps, Old Jeep Tailgate For Sale, Craftsman 54'' Mower Deck For Sale, Ford Timing Belt Price, Dog Barking Nyc Apartment, Car Keys Near Me, Bathroom Drain Parts,