. 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. 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. There are also many smaller companies with no real office and little overhead, hence they can afford to charge less for a job and still be profitable. 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. 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. 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. There may be a need for 1-2 pieces of plywood to be replaced. It was a fair and more competitive way of doing business. Architectural shingles will typically cost you $50 to $100 more per square to install than the basic 3-tab 25-year shingles. I typically do about 500 roofs per year and my company has been around a long, long time. The contractor is certified by GAF. There is some leaking around the chimney, with water going into the attic. Our web designers are having an issue when they added the calculator to the web site it comes up blank and says page removed. 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. Replace vent stack boots. 50-year premium shingles: $8,500 to $12,750 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. Tip: Since you live in a hail-prone area, make sure your homeowner’s insurance includes roof replacement coverage. Works for us though, 12 years strong! 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. ft. Sounds like you got yourself some cheap 3-tab shingles. 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. That’s why it’s important to get at least a few quotes from reputable pros in your area. Stone-coated steel shingles and tiles are a viable and less-costly alternative to tiles. 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. 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. Low pitch ranches on new or go-overs need no staging. The salesman called me a month later saying he started his own business and would do it for $13,500. The “easy to install metal roof” is corrugated R-Panel or Classic Rib or 5V Crimp. Your website says the company is reputable. ft. roof load of clay tile. From a homeowner’s perspective this is not the best deal by any stretch of imagination. They both used the same material as two of the cheaper companies and offered no better warranty. New Materials are $5,500. BG&E Home stated they’d have to take the paperwork to their lawyer, “wow” unbelievable. ft. Standing seam: $14,450 to $20,400 . A regular roofer will most likely butcher the installation. The company that was $825 a square, quoted a total price of $18,500 to have the new roof installed. A square is equal to 100 square feet of roof surface. 8 storey – 3o suite condo bldg, in Victora BC. For example, GAF Master Elite certified contractor installing a complete system from GAF can offer you the GAF Golden Pledge warranty. We ended up paying about $3.75 per sq. Have you looked into standing seam metal panels as an alternative to tiles? If so, the installers need to make sure that the attic insulation is not blocking the soffit vents. It’s who you hire first, which should be the major point of consideration. The tear off quote is $4,000. 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. At $32,000 to replace 37 squares of architectural shingles, we have $32,000 / 37 squares = $865 per square (100 sq. 2. Factors not mentioned are; insurance companies allow for additional height allowance if over single story, pitch allowance if over a 4/12 pitch, In NY, and I am sure many other coastal states, insurance alone is a huge cost. We never saw any signs of wood shavings on the ground where they would have been cutting wood for the sheeting or studs. Two years ago we were getting quotes of $10,000. 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. Your location influences the preferred choice for shingles and project costs. I’d recommend stone coated steel. Using iRoofing’s roof estimate calculator you will no longer waste time and money on complicated spreadsheets or expensive software. Each quote includes the removal of the original roof. The ice guard is fused to the deck as well. – fixing and rotted wood Roofing repair estimate template. I have to tell you that your calculator is spot on to the quotes we’ve gotten. Any recommendations in regards to pricing in this pandemic? The article is 100% on the money. One thing you should keep in mind as a homeowner, is that almost NO asphalt shingle roof will EVER last for 50 years. Thus, your total cost for a basic, single-story hip and gable roof on a typical ranch-style house could range anywhere from $7,850 to $11,000, depending on the size and complexity of the roof, the company you choose to hire, quality of installation, warranty details, your home’s geographic location, your negotiation skills, and other variables. All great points Joe and thank you for sharing your thoughts on this! You’ll always have some contractors willing to charge “bottom of the barrel” prices just so they can get work and get by. 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! Shingles and under-layment materials cost about $125 a sq, that’s a 10×10 area, labor is about $80 tops, so an honest business will make about a 40% margin. ft. roof, subtract $112-160 from the calculation results. I got a quote for 2,800 square foot house, plus 900 sq. Looking to replace 10×20 low pitched roof to high enough pitched roof to allow for low ceiling loft in 10×10 back section in a year. It sounds like contractors aren’t willing to jump through the documentation hoops, because there is no telling they can actually get the job and earn your business. All in all, it’s not just the product, but the quality of installation that carries the day. . 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 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? Here in Boston, MA area, many roofers charge $600-$700 per square of asphalt shingles! The only consolation that I have is that we have a mansard roof and the problem of ventilation seems to be more addressed now that edge vents have come out for that break in the roof. Going with asphalt shingles is also a viable route, especially with a roofing system from Certainteed known for the quality of their shingles. Let us know what you decide and best of luck with your new roof! Your total cost will depend upon the system being installed and the amount of labor required. If you live in a million dollar home or a $300 thousands home, it doesn’t matter. I am in the process of getting quotes and have seen five $5,000 for the job. Price-wise, at $1,300 per square, the quote seems reasonable, assuming mid-range concrete tiles, having a licensed electrician on-site during the removal and remounting of the panels, a proven crew that has ample experience in installing tiles, and respectable workmanship warranty provided on the job. Did you end up getting it done? 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. ft.). Then a final inspection. Using the GAF roofing system with GAF Timberline HD shingles. Naturally, ripping off a roof, re-sheathing, etc. I also have 40 PV solar panels on the roof. 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 …. 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