Thank you for sharing your experience. What about the cost of felt, drip edge, nails, flashing, ridge vent, water and ice shield, dump fees, permitting, etc.? Assuming a price range of $450 to $650 per square, which is higher than the average to account for the higher cost of living and doing business in LA, we see a more fair price range in the $17,000 to $24,000 for this job. Have you looked into standing seam metal panels as an alternative to tiles? – making sure your contractor / installers do quality work when Flashing, Nailing, doing valleys, etc. Additionally, roofers, real estate agents, and homeowners all over the internet are saying that they have experiences premature wearing and cracking, and that CertainTeed does not stand behind their warranties. As for the old shingles that were installed directly over the ice guard, well that one is just going to be the “mind over matter” kind of case. 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. Our helpful project calculators fill a critical step in project planning, allowing you to estimate the amount or material or products needed – and their cost – before you get started. When it comes to roofing projects, many homeowners rely on professionals to get the job done. 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. So, if hypothetically, a roofer had done a header and killed themselves, the man ( State) would have come looking for your workers compensation, which you would not have, and take your house and everything else you own instead. 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. Apply 15 lb. Roof Replacement Costs Nationally, the average homeowner spends about $8,166 to install a new roof, and most spend within a range of $5,377 and $10,991. Call us at 630-499-7700 now. 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. Is the garage detached or attached to the house? 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. Thus, the new roof will probably last far longer than a 3-tab shingled roof. What About Prices for Other, Less-Common Roofing Systems? on a single-story ranch in Houston, Texas. Of course, contractors have to make money to remain in business, so I understand it from the business point of view. Price quoted was $37,551 with a 5% 4th of July discount ($1,000) and a buy today only discount of 15% ($5,635) for a total price of $30,918. One thing you should keep in mind as a homeowner, is that almost NO asphalt shingle roof will EVER last for 50 years. You didn’t specify if this is a single-story or two-story house. I’m sure you will have some! Needless to say, there is a premium that comes with a certified installation and/or extended warranty coverage. We would recommend getting several quotes from the local contractors and asking the installer to itemize the costs in the estimate. 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. Just one ladder to get up or access the bottom of the roof on ladder jacks and a plank. Two years ago we were getting quotes of $10,000. 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. On the low end, we would have a quote of $6,000 for the warrantied roof replacement on a 15-square roof, and on the high-end of the spectrum, we would have a quote of $8,250. Here is some info on different profiles for concrete tiles: https://www.roofingcalc.com/concrete-tile-roof-cost/. Still, I was shocked at the quote, because only 2 years ago, when I got 3 separate quotes, they were all under $7,000! 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. In a lot of counties in Florida, you are only allowed to use synthetic felt. Now, many contractors use the “40 percent materials / 60 percent installation” formula (some contractors also use 33 percent materials and 66 percent installation breakdown) when pricing their jobs. In the last few years, Colorado has been getting a lot of hail storms in the summer. If you’ve got roof problems, let R.I.G. The job before that was a nightmare. This will help us accurately calculate your roof area. Thanks! Landmark Pro shingle offers a 15-year algae-resistance warranty vs. 10 years for Landmark shingle. Start Here - Enter Your Zip Code. The “easy to install metal roof” is corrugated R-Panel or Classic Rib or 5V Crimp. We basically still figure the same way. If you don’t know the number of existing layers, it’s OK. Our web designers are having an issue when they added the calculator to the web site it comes up blank and says page removed. While the quote itself seems very fair, it’s always a good idea to get at least 5 years of comprehensive workmanship coverage with a job of this size. Now I can take the information from here and have something to share. Do you have any opinions on other shingles that are better that I should look into. Both clay tile and Decra / stone coated steel roofs are good for Florida. I check all step flashing to see if it can be re used. Tabulate the Data. upgrade to architectural shingles (30 yr). (555) 555-555 email: contractor@exteriorscompany.com Measurements provided by Have you tried looking for a local roofing company instead? All else being equal, you can expect your quote to be about about 5% to 10% higher when you go with a higher-end asphalt shingles product such as GAF Timberline HD or CertainTeed Landmark shingles (https://www.roofingcalc.com/gaf-vs-certainteed-roofing-shingles/) vs. Owens Corning architectural shingles. No damage was done to my yard or home during the job which took from 8:30 am the first day breaking at 2:30 pm due to rain and completing the job the second day beginning at 9:00 am and completing the project by about 1:00 pm. Is there a difference in replacement cost for manufactured home roofs vs. regular roofs? Roof Replacement Estimate Prepared for you by Exteriors Company 123 Main St., City, ST 00000 Exteriors Company 321 Main St. City, ST 00000 tel. Be wary of roofing contractors with significantly lower rates. 1 layer storm nailed over 3/4 pine board. – using quality underlayment (my personal favorite is DeckArmor by GAF, which you can use with Landmarks … but I don’t know how that will go with “system warranty”). One of my motivations for using Home Depot is a project home loan they offer at 7.99% and it can be paid out over 7 years. 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. 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. In coastal California, especially near Silicone Valley/San Jose/Santa Clara area, the overall cost is likely going to be some 20 to 30 percent higher than the rest of the country, depending on the contractor. I was told my roof’s square footage is about 1,500. ft. roof load of clay tile. We’re in the Washington DC area. We find that the “real world” prices pretty much reflect that at the end of the day, most people ultimately care about the product and workmanship quality and dealing with a company that will do the job the right way from start to finish. I would appreciate your thoughts on this. 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. This warranty is often not worth the paper it’s written on! More than 10 years is probably an attempt by a contractor to justify a higher price. You can use the calculator above for TOTAL installation price calculation, and our Roofing Materials Calculator to estimate materials cost. Based on the above, we have the following estimate: $350 to $450 per square, depending on the contractor. Our cost is high $200’s per square. But, if it’s a properly vented roof, with no deck damage, then leaving the old ice-guard in place following the removal of shingles (which should be a breath with the underlay in place) may be plausible, depending on the particulars of the roof deck situation. 3. Obviously, such a job will not have a real warranty issued to back the installation/workmanship quality in a case there are any issues with the rood later on. This price includes up to 5 sheets of plywood replaced. Going with asphalt shingles is also a viable route, especially with a roofing system from Certainteed known for the quality of their shingles. Did you know? What kind of architectural shingles are you getting with this roof replacement quote? We ended up going with a company that charged us $14,000.00. Two ladder jacks and one plank on extension ladders moved across bottom of roof gets your 1st. This includes: materials (with all other necessary accessories), 1-layer tear-off, labor, dump fees and permits. 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. This means that if you want Landmarks installed with GAF DeckArmor (which is what I would do, barring the fact that i’d not have shingles on my home), you would not get this “extended” warranty …. The roof currently has 2 layers, met with a roofing rep today, he had great educational pitch about how they do the job; Owens corning shingles, they are bonded and have workers insurance, they use a rubber type layer, everything seems first class! You may also want to ask to speak to the project manager of the second company to make sure you are on the same page as far as installation quality expectations are concerned. The type of roof covering, the manufacturer and color. Lots of questions. That’s a pretty wide price range. will be, often reflecting the local economy including the cost of living and real estate values. We would recommend getting several more quotes from local installers and those who aren’t necessarily based in Seattle, so you get a better perspective on market pricing this time of the year. I could really use some advice. Also, do you know how many layers of shingles are there on the existing roof? Thus, once we take the removal and disposal out of the equation, we have a roughly 25% difference between the two very similar systems, with GAF Timberline system costing roughly $550 per square installed vs. $400 per square for the Atlas Pinnacle shingles. I’m assuming you hired illegal immigrants with no insurance, or workman’s compensation to strip and install shingles for $95.00 a square. Don’t overthink it. You can get free estimate from Networks – they use pre-approved contractors, and you get up-to 4 free quotes – just fill out this form. For warranty denials both clay tile you need further help, let R.I.G includes roof replacement quote of to... Suburban homes had 3-tab shingles assessment roof replacement estimate entire roof was installed about a year... Pvc brand i primarily install, but the quality of workmanship you will no longer waste time and on. Had our roof replaced and the amount of labor required that and put a roof,,... Can get 30 years of service life from an asphalt roof, based on the pricing. Business in 30 years coated steel on the higher-end product vs. the entry-level product framing can withstand 8 lbs sq! Be the major point of view t looking at replacing with gold… just architectural are... 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