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. Finally – what homeowners choose to pay is up to them. Had it not been for some rain showers the first day it would have been done completely in one day. Using higher-end materials costs more. I know a handful of guys who go and try to start a company each year and they sell a similar system, but sell the roof work at $450-$500 per sq, so sure the customer saves that money up front, but then when that guy is out of business in a year or two and you have a problem and go to give them a call and they are no longer in business and you warranty is void… Was that really worth going with the cheapest roofer to save 2-3K on the average 18-20 sq roof? — There are way too many contractors that run a shady operation, employing illegal workers with no rights and no workers compensation. Based on the quote, your roof’s total square footage including the garage is 3,700 sq.ft. Engineers also are requiring shearing of existing walls. That said, we wouldn’t be surprised at estimates as low as $6,000 for over-top installation with no tear off. Leo, I have a roofing company, wondering how to become one of your roofing contractors? This is such a sticker shock. We have discovered fire damage to the trusses on our existing home. Which is better clay or metal for Tampa, FL? If I choose not to upgrade to those expensive options, should I at least upgrade the turtle vents to slack back vents? My roofer charges me $0 extra for the tear off, so that is included. From a homeowner’s perspective this is not the best deal by any stretch of imagination. New flashing will need to be installed, plus new fascia board all around. All great points Joe and thank you for sharing your thoughts on this! There is an additional charge of $3,150 to install 7/16 inch OSB over the entire roof deck if required by code. I imagine your roof had 3-tab shingles prior to the wind damage your home has sustained. A new roof is obviously an important investment if there is substantial value in the property and the land it sits on. — That’s just the cost before any overhead or profit is even taken into account. Also, not sure if the building permit for the installation of a new roof has been pulled or not, but in order for the house the be insurable under homeowner’s insurance, the roofing job must have had a proper permit issued for it, and in many states a registered installer must have put their company’s name on the permit. In this part, tabular format documents or spreadsheets are very helpful. That said, there are comprehensive workmanship and material warranties you can get when the entire roofing system is installed by a manufacturer certified contractor. Install new aluminum $750 a sq, that’s highway robbery. Tabulate the Data. All else being equal, professional roofers in expensive coastal areas (such as homes in Boston, New York City, Washington DC, Miami, Los Angeles, San Francisco, Portland OR, and Seattle WA) will charge more for their services compared to roofing contractors in the south, mid-west, or rural areas. Most common small roof repairs cost between $150 and $400. 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. If so, you should know that there are more affordable asphalt shingles options, such as GAF Timberline HDZ shingles at a cost of about $150 per square including trim and supplies. 4 animal guards and a wind mitigation report. What is your estimate to replace a roof by replacing trusses and adding architectural shingles and having a 7/12 roof for a dimension of 31 X 50? After dividing $30,000 by 51 squares, we are getting a price of about $588 per square. I need to have my roof replaced. This will help us accurately calculate your roof area. In tabular … Architectural or three-tab shingles, or weaving or flashing valleys is not rocket science. 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. 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. Replacement estimates can be given remotely, however, an in-person inspection will likely be necessary in order to give you a full and proper assessment of your roof. For example, GAF Master Elite certified contractor installing a complete system from GAF can offer you the GAF Golden Pledge warranty. Tear off 1 layer that was stapled over plywood. Okay we live in Downey, Ca (90242). in-depth comparison of GAF and CertainTeed shingles warranty, Florida has the strictest roofing laws in the nation. 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. IKO architectural shingles are not what we would expect to see in a quote of $10.00 per sq.ft. Any thoughts on using shingles as opposed to tile in Florida? Thanks. 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. My sons now run the Company and still use the same system. Obviously, the quote for $40,000 seems like a rip off given lower-priced bids. The lowest price is not always the best deal, so always review contractor’s previous work and check their references and industry credentials if any. Slate is very labor intensive to install. 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. A perfect example of why the hard working middle class American is becoming extinct. Thanks Dad! Note: we don’t see a whole lot of difference between 3-tab shingles and 30-year architectural shingles in terms of price. Start Here - Enter Your Zip Code, See costs in your area In my opinion ALL asphalt shingles are not the best product for your home, when you have options like metal and some synthetic roofs. The difference between 25 yrs shingles (3-tab) and 30-yr (now called “lifetime”) shingles is about $7-10 per square, so for 1600 sq. Let’s very generously add another $50 per square for underlayment, plywood, nails and supplies, etc., for the total cost of materials at $150 per square. Those lines have to come together when you meet back up again over a dormer, etc. It’s not clear from your description whether it’s a single-story or a two-story home, but assuming it’s a single story house, it’s safe to assume that we have a roof measuring between 35 and 40 squares. It’s shocking how much the prices have gone up in just the last two years. This is of course, a viable option provided you can manage to find reliable installers who will do the job the right way, while perhaps cutting some corners (necessarily so) in terms of having insurance and workers’ comp requirements met for the installers and for the job. Does that make any sense? There is some leaking around the chimney, with water going into the attic. On the low-end, you may have some roofers underbidding their jobs because they are either desperate for work or they happen to work strictly on volume with razor-thin margins. 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! 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. 50-year premium shingles: $8,500 to $12,750 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? I was given a quote of $10,250 for a GAF Timberline system. What is the size of the roof and how many stories are there? The roof is not an “easy roof”… it has a lot of different angles… The house is 3 floors with an addition and garage. We try to keep the calculator up to date with what contractors charge and with fluctuations in material costs. $1,200 extra to install ridge vents is way too expensive and also a bit disingenuous, because ridge vents should be a normal part of the re-roofing job, and hence should not cost more than maybe a couple hundred dollars extra, in our view. I do it everyday. ft. single-story house in Houston, Texas. Here are some additional resources to help you learn more about roofing systems that are appropriate for Florida and other Hurricane prone areas: 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. I had a leak in the master bathroom, unrelated to the solar panels, and had a company come out to do an assessment and repair of this portion of the roof. Size of the project and roof accessibility can sometimes factor into the pricing of the job, but with a single-story simple gable roof, there is no reason to think this is a project that is difficult to access or one that is too small. I just wanted to say ,,,WOW,,, WHAT A GREAT SERVICE,,,I filled in a few spaces and presto I got a phone call from a very nice lady that set up an appointment for me. You provide very good content and feedback. It’s $40 per sheet after that. We are looking to do the same: replace trusses and roof during an addition and remodel. To say a 30sq up and over 4:12 ranch house should have the same per square price as a 30sq 3-story 12:12 pitch 3-layer asphalt tear off with cedar shakes and 8 dormers is crazy. As far as the cost of $1,200 to install the ridge vents, that is absolutely ridiculous. What are the differences between the turtle vents and slack back vents? Even if it all fits in one 30 yard dumpster (which usually includes 4000-5000 pounds) you will have 11-12 tons overage, at $50-100 per ton. Replacing 3 skylights. What’s the cheapest type of metal to put on this 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. . However, some areas on the roof have up to five layers of shinles. A more appropriate range for a simple replacement in LA would be $450 to $650 per square, depending on the contractor and warranty. Stone-coated steel roofs are light-weight and will stand up to hurricane-grade winds. Given the current, low interest rate environment, it’s a great deal for them! A square is equal to 100 square feet of the 3-dimensional roof surface. Also replacement of chimney flash. Here the code calls for ice and water on the entire roof of manufactured homes, so the material and install costs are just a little more. 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. Doing it myself. Based on the information you provided, this quote seems very high for a roof replacement on a simple, single-story ranch. If I was having asphalt installed on my home, i’d be much more concerned with who does the work, vs the shingle manufacturer. If the roof holds up for 10 years with no problems, it will hold. We are looking to replace a flat roof on our commercial property in Cleveland OH area. LMFAO. If so, you should get a few quotes, so you can zero-in on the fair pricing for a new roof based on a few estimates, as well as learn the approximate roof size based on the average of measurements. Like I said, we’re a smaller setup. I’ve just saved a bundle on my own roof, from what he taught me. $14,500. The best part of a roofing calculator is that it offers a free insight into the total cost of the replacement roof project on a sq ft basis. Note that there can be a significant difference in price between different types of concrete tiles. 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. Want 25 yr shingles. 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. We are in central CA. — Now, this is what we call a shameless rip-off. You are a shrewd negotiator! The prices seem all over the map, but pretty much within the range we outlined in this guide. I prefer a roof replacement that out lives me (I’m 52). Most important aspect is quality installation – which includes: – tearing off old roofing I am not sure what mark up a huge company like Home Depot has, but assume they have lots of room to wiggle, so do you think I should assume they should be able to meet my requested price? 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. Our view is that the roofing contractor may no longer be in business in 30 years. When all of the above is done, even the cheapest 3-tab shingles will last a fairly long time. Cedar shingles or shakes: $13,000 to $20,400 Actual costs will depend on job size, conditions, and options. Based on my experience in the industry and many conversations with homeowners, people are happy to pay more for the overall higher quality of work and ultimately their peace of mind. 33 squares). architectural shingles. Here is what we have: a roughly 20 to 22 square roof, based on the house dimensions you provided. Thanks. 5. Note: there may be instances where workmanship coverage may be offered by both, the contractor and manufacturer (when the roofing system is installed by a manufacturer certified contractor). 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. Based on the estimate you shared, we have an average cost of about $450 per square. Of course, this pricing structure is just a guideline not set in stone. 3. 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. 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. 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. were extras. That rings true for my situation. I have lived in the DC area for a long time and my current roof – 2 years old – is CertainTeed Highland Slate that I am very happy with. 8 storey – 3o suite condo bldg, in Victora BC. Booming local real estate values also drive up the demand and prices for professional remodeling services. 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. Is there some sort of a homeowner’s insurance coverage on this manufactured home? quote 1: A local GAF master elite, HAAG certified roofer bid $750 / square for 25-year labor warranty (GAF Gold Pledge). In the mean time, feel free to use our handy calculator on the homepage ( 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. Low pitch ranches on new or go-overs need no staging. That said, the difference in price is often not so much due to the difference in the cost of materials, but rather the better warranty that you can potentially obtain from the asphalt shingle manufacturer when your roof is installed by a certified contractor. Roofing Calculator - Estimate Roof Costs - 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. Some roof can also have peaks, dormers, and valleys that can add square footage to the topology of the roof. Good luck – if you need further help, let me know. As far as choosing the right quote, you can either ask the first company to lower their workmanship warranty to say 5 or 10 years instead of 25, and have the roof installed for $500 per square instead of $750. Everybody was happy. I would appreciate your thoughts on this. Are these estimates within the ballpark for my area? A roof over adds a new roof over the existing roofing matieral. 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. So do the math. The further west / inland you go from the coast and away from large metro areas, the lower your costs per sq.ft. New Materials are $5,500. There are certain cities like Denver that are higher than average at $9,000, and others that are below average like Austin, TX at $7,000. Whether it’s 3-tab or architectural shingle, it doesn’t really change the cost of overhead or labor all that much for us. Thank you for your comment, yes indeed, many professional roofers confess that it ends up being more expensive on their end to install a budget 3-tab shingle roof vs. a more expensive architectural shingle roof that does not require the “meeting of the lines” around dormers, etc. While nearly 70 percent of all roofs in the US are covered with composition shingles (a composite of fiberglass mat, and asphalt and minerals/stone granules), there are many different roofing options for steep and low-slope roofs. The materials part of the quote seems a bit pricey relative to the cost of installation. They are absolutely fused together. What do you think? Leo. ft. on my single story, simple gabled roof. If you are looking for value and quality, look for certified installers from manufacturers like GAF, Owens Corning, and smaller brands like Atlas, Tamko or IKO. Start Here - Enter Your Zip Code, See Costs in Your Area! Nothing wrong with roof tiles. In the last few years, Colorado has been getting a lot of hail storms in the summer. I received a quote of $10,540 to have my roof replaced with GAF Timberline Natural Shadow shingles. Apply Ice and water shield on all gutter edges of the house and in the roof valleys. Thanks. – fixing and rotted wood Ultimately, it’s the quality of installation which determines durability and longevity of any roof. In Florida on the coast, a metal or tile roof can cost upwards of $1,500 a square, plus there must be a minimum of a 2 by 6 top chord on trusses and 5/8 ” ply for the tile install. Single-story house, based on the details you provided, I am assuming it’s a single story ranch. Roofing be your lifetime solution. Those are the companies that often tend to cut corners, do sloppy work, have low safety standards, and are no where to be found when the warranty claims start coming in. 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. To each their own though, choose and purchase wisely to all the homeowners out there! Any advice is welcomed! So, both OC Duration Storm and Duration Flex are very similar. $7,500. Even regular asphalt shingle roof replacements in the vicinity of Washington, DC can cost as much as $7.00 to $9.00 per sq.ft. What do you think? Mark, we do not offer a roof calculator that you can put on your site. Look for conscientious contractors who take pride in their work, don’t use subcontractors, offer certified installations, have been in business for at least five years, and provide impeccable service as evidenced by their strong references from other homeowners in the area. You can build a garage for $22,000. 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! This certainly makes the $15,000 quote you received sound like an opportunistic rip-off attempt or undisguised price gouging as you called it. Aluminum shingles: $12,750 to $18,700 The roof has varying number of layers, with most areas having two layers of old shingles.