I could not find anything for either of the expensive companies to use to justify a higher price. 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. $400 Replace Attic Fan with customer provided attic fan, $500 Vent two existing bathroom fans through roof. That is for the standard, walkable ranch or manufactured home. 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. PERFECT FOR SHEDS, GAZIBOS, ... Kijiji Alerts are an email notification service where Kijiji users can have the newest Ads sent to your email address. 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. Based on the quote, your roof’s total square footage including the garage is 3,700 sq.ft. Not only that, but the workers were indifferent, we found whole racks of roof staples underneath the shingle tabs! Around here, it’s typically $225 for roofing over the existing roof, and $275-300 for tearing off one layer puts you in the ball park with most companies. Let’s also give the roofers a benefit of doubt and assume that the true roof size is between say 14 and 15 squares. We are assuming your quote was for a mid-range architectural 30-year shingles. ft. garage with architectural shingles for $32,000. 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. — And that is using a 30 year dimensional shingle. I have gotten some quotes for a new roof ranging from $4,500 to $15,000. This translates to a total replacement cost ranging from $14,450 to $28,050 for a typical 17-square roof (1,700 sq.ft. Standing seam can be another durable, light-weight, and energy efficient alternative to asphalt to consider, if your HOA allows it. Let’s also assume there are already two existing layers of shingles, meaning the old roof needs to be torn off and disposed of. 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. Some contractors include their overhead in the cost of labor, while others calculate it separately. Apply Ice and water shield on all gutter edges of the house and in the roof valleys. Is this about right for my area? The tear off quote is $4,000. Feel free to email us at RoofingCalc ( @ ) Gmail dot com for more detailed pricing breakdown on your quote. 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. 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. liability insurance, and whatever other overhead costs they may have to cover as part of their day-to-day operations; sales, office expenses, standing by their warranty, etc. Note: A low bid for a roofing job (such as a bid that is significantly less than $2.75 per sq. Are you wondering how much it will cost to install a new roof on your home or garage? 2. I have yet to come up with another solution besides these two: 1) Cut the tabs off with a hook blade and leave the remaining shingle, or 2) tear up the first 3′ of deck and replace it. 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 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. Also debating whether to use Grand Manor because of the look and weight, but I really like my Highland Slate and it is very cost effective. Shingle roofs typically have a life span of 15-30 years, while membrane roofs usually last 5-15 years. 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. The roofing bids we received range from $10.000 (didn’t say whether the job includes plywood) to $22,000 to re-roof our small 910 square foot home and 230 square foot Garage in the North King County, Washington. If I have to take off siding to re-flash the price goes up. ft. This translates to $6,725 to $9,000 for the very basic composition shingles roof installed, based on the average installed cost of $450 per square, with a typical 5-year workmanship warranty. Your pricing guide shows this is way above average, but it’s not out of line with another quote I received. At $32,000 to replace 37 squares of architectural shingles, we have $32,000 / 37 squares = $865 per square (100 sq. Steel Roof Tile Sheets. That said, with the over-top installation (no tear-off), rain should not be a major issue for the installers. I’ve got 4 bids ranging from $250.00 to $315.00 per sq. 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. I am in central Florida and the original roof from newly built home that I bought in 1999 is on. 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. That rings true for my situation. 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. Thank you. I have no problem with Chuck in the truck contractors, but how often do you read stories about contractors taking 50% down and never being heard from again? I am a sales manager for a local roofing company and I try to get as close to $225/sq. Asphalt felt requires a button tab every 4 inches, staples are not allowed! Roofing is just one part of carpentry I grew up learning. 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. I just don’t know where to start. They can be used in both open and close valley designs. Be sure to only hire a company that specializes in slate roofing. Architectural shingles will typically cost you $50 to $100 more per square to install than the basic 3-tab 25-year shingles. We ended up going with a company that charged us $14,000.00. Note that every market is different, but even within the same market, different companies will charge different prices. 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. Good work Sir. So, let’s assume it’s a simple single-story home with a fairly simple roof. A typical ranch style or four-square single family house in the US will have a roof area of about 15 to 20 squares. They are absolutely fused together. 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. Given the current, low interest rate environment, it’s a great deal for them! 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. DURASHINE® Steel Tile is a … Thank you for sharing this David. Pro Tip: To avoid warranty claim denials, make sure your roof deck is in proper condition and the attic space is properly vented. And the thing that goes over where the two parts of the house are seemed together, I am sure has been compromised. — On the low-end, you can expect to pay anywhere from $5,000 to $8,000 for a simple asphalt roof replacement job on a typical four-square or ranch style house, while on the high-end your total cost could range from $9,000 to $15,000 (or even more in some cases) for a more difficult installation, premium materials, and comprehensive workmanship warranty. Thank you for sharing that Jay! With premium shingles, such as 50-year architectural shingles, your total average cost could range from $450 to $750 per square installed, or anywhere from $9,000 to $15,000, depending on the company you choose to hire, roof access/difficulty, your home’s location, etc. 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. Assuming an average-sized home with 20 squares of roofing surface, we are now talking $300 x 3 x 20 = $18,000, which is a lot of money. It includes five nails, GAF, gutters & downspouts ($6,500), zinc strips ($3,400), ridge vent and caps ($1,400), and some other stuff. We are small and don’t have much overhead or advertising costs. Tuff Rib 3ft wide Barn Red Metal Roofing Panel starting at 6ft lengths from $ 16.47. Note that there can be a significant difference in price between different types of concrete tiles. A typical roof replacement quote will normally include the removal and disposal of up to two layers of old shingles. Now being very generous and giving every benefit of doubt to the contractors who gave you quotes, we would price this job at anywhere from $400 to $550 per square on this small house in a small town in Michigan. Recently we had to put on a new roof on our home in Columbus, Ohio. 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. 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. You could add a couple of thousand dollars to account for the higher cost of living and doing business in LA compared to the rest of the US, which would bring to $23,000 for the whole job. Interesting stuff, thanks for sharing that Jeffrey, I’m sure other homeowners in Washington state and pacific northwest will benefit from this! Companies that have been in business for 25 years, have a 5 STAR rating on google, an A+ rating with the BBB, members of NARI and Angie’s List, and have done probably a dozen roof replacements in the last 12 months in a 3-5 mile radius — this is the type of company you want doing your roof. We pound the pavement, put the work in and do a good job to maintain a good name…all depends on the company and their structure. We recommend contacting a lawyer who specializes in the law of contracts to help you review the contract and the scope of work you’ve agreed to. Is this the only estimate you received so far? 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. Ve raised some very important points to five layers of shingles that are close to $ 12,000 for shingles. Work, but is not rocket science square roof and i was told my roof for $ 750 sq! Re-Roof our 20 years old and would appreciate learning the difference in replacement cost for any repaired decking large.. Quality of installation which determines durability and value, the new roof ranging from $ 16.47 ’... 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