Price range of roof estimates

[oilboy123]

Looking at a house with a roof that is about 2400 sq ft measured flat. Plus the added angle of about 12/6, or 12/7. It has a 2 car garage attached.

Was told by an inspector 10-15k ish. One side is second story, the other is not. A truck could be backed up to the front part of the house. Trying to make a deal on the house, and needing to negotiate.

Any tips are appreciated. Pat

 

[Clevy]

I pay installers 7 bucks a bundle for install up to 9/12 for 15 yr shingles. After 9/12 it goes up a buck a pitch.
That ends up to be roughly 21 bucks per 100sq/ft for install only. Architectural texture shingles though heavier do NOT cost more to install,but they are more expensive to buy
If using air take a look to see what fasteners they are using. Nails hold better than staples and are a must if going over old shingles. You can go 3 layers before requiring a tear off.
I highly recommend an open valley with metal flashing. If not even if you buy 30 year shingles the valley will only last half that time because of the volume of water that it moves.
Have cash in hand and you can get a better deal. Prices will depend on local economy.

 

[mattwithcats]

Use GAF DeckArmour instead of tarpaper underneath.

Cost was the same,
$30 for 3 square tarpaper,
$100 for 10 square roll DeckArmour...

 

[mrsilv04]

Two layers before tear off here, not three. (You can't put on a third layer here).

 

[Andrew1972]

Leaving layers on makes the roof material warranty void if you care.

In areas with snow you are introducing an extra load especially when snow is still on roof and it rains.

 

[Vern_in_IL]

Metal roof. Then you don't have to remove the old layers, and the Amish prices cannot be beat.... not sure what the inspectors would say!!

 

[edwardh1]

staples are illegal in many wind areas

 

[eljefino]

Originally Posted By: Vern_in_IL
Metal roof. Then you don't have to remove the old layers, and the Amish prices cannot be beat.... not sure what the inspectors would say!!


This. Are you gonna live there forever? Do (could) you get heavy snow loads and ice dams?

 

[AZjeff]

Why not look in Yellow Pages, Angie's List, local paper for roofers and get an estimate from a reputable one? It's a legitimate price, you can always negotiate the roof later. You're looking for a number to use to buy the house.

 

[edwardh1]

get several estimates
- how much for damaged sheathing, many roofers allow a number of plywood panels "free" my roofer 3 free 4x8 , some charge $50 a sheet some $150 a sheet ask
- do they take c cards? my roofer did
- any deposit? my roofer required none
how many people working the job, if 2 or 3 only , a bad deal
do they use "big head nails? no staples
- 6 nails per shingle? not 4
- does it include roof vent metal replacement
- and extra repair collars on the vent pipes (on top of the new boot jacks) the rubber in modern boot jacks rots in 10 years, the repair colar adds another layer of rubber and prevent rain entry
do they use ice and water shield in the valleys? some roofers DO NOT even tho its required by the bag instructions they say "Ive done it like this for 30 years don't tell me how to roof!!
roof metal trim edging- standard with my roofer
some father son teams where the father just passed 5 years ago will give you only father roof job references
some old established roofing companies do terrible work (in bidness sine 1956)
do they use tar paper/underlayment under the shingles? some do not!@#$%^&*

 

[sciphi]

I went through this in the springtime. A local home show provided several leads, which led to about 3 estimates. We went with a company that wasn't flashy, showed up on time, returned phone calls, and devoted a crew of 6 to the job. The cost difference between a tear-off and shingling over the existing shingles was 1/3 more in my area. The price included all the usual stuff like open metal valleys, vent boots, new bathroom fan vent hoods (ours are roof-mounted), drip edge, ice and water, synthetic underlayment, and new ridge venting. I'm not sure how many nails they used per shingle. I found nails and staples, so the underlayment was likely stapled while the shingles were nailed.

No deposit was needed, and they took a personal check at the end of the job. It's been through several deluges, and so far so good.

 

[Plumber]

Originally Posted By: eljefino
Originally Posted By: Vern_in_IL
Metal roof. Then you don't have to remove the old layers, and the Amish prices cannot be beat.... not sure what the inspectors would say!!


This. Are you gonna live there forever? Do (could) you get heavy snow loads and ice dams?


We have an older metal roof on a farmhouse in central Wisconsin. No issues with snow loads. They seem to be popping up everywhere, so I guess the load ratings are good???

 

[camarokiller]

Roofers are insane in my area. Ive got about 20sq on my roof, and its not very steep. Got quotes from 17-24k. So far ive done it myself for around 3,200. Using GAF 30 year architecal, grip rite poly under layment, and grace ice barrier.

Also replaced 10 sheets of 19/32 ply and rebuilt all the eves. Wouldn't want to know what the contractors would have hit me for the rot.

 

[CT8]

Not being an expert in any way but owning several houses over the years the difference between low and high quality products isn't that much and the absolute most important factor is the quality of the installation.

 

[camarokiller]

Originally Posted By: CT8
Not being an expert in any way but owning several houses over the years the difference between low and high quality products isn't that much and the absolute most important factor is the quality of the installation.


In my case it was 10$ a bundle more for the 30 year shingles, but the local lowes hooked me up. Ended up paying almost the same as standard 3 tab

 

[Kestas]

You could poke around on roofing.com. Those guys should be able to help.

Do you live in a high wind area, and do you have trees dropping leaves on your house - especially pine needles?

 

[oilboy123]

What about rubberized roofing shingles?