Posted: 5/15/2013 10:37:19 AM EDT
|
Or maybe not. Need your input, advice, suggestions, comments and general asshattery. A 1,023 square foot, single story with attached 2 car garage. No fancy valleys or complicated layout. Very straightforward replacement job. Original shake roof is still doing it's job but looks pretty bad and is 42 years old. Time for a new roof. I know that to go from shake to composition requires replacement of the skip sheathing with plywood. Figured a 30 or 40 year replacement, maybe with some detail so it doesn't look so flat. First estimate comes in at $12,000.00 for a nice roof, $14,000.00 for thicker shingles. Yeah, I've got a bit of sticker shock. Girlfriend in the central valley had her 1,800 square foot 2 story reroofed last year for $7,200.00. She cheaped out on the shingles a bit but her roof was way more complex and she also needed new plywood. I live in the SF bay area in a nice town and I expected the price to be higher but I'm scratching my head on this one. It seems excessive. What gives? Does this contractor just not want to do this job? Or is that what roofs cost this year? I have another contractor lined up for an estimate tomorrow to compare. eta It's a 1023 square foot house, add in the attached 2 car garage, I figured the roof would be bigger, I don't know. So I figured it at 2,000 square feet total. Roof is gently sloped at 4 in 12. |
|
FYI, my new roof for a 1700sqft Colonial (yeah, much smaller roof and no garage) without any deck replacement was $2,800 with good quality dimensional shingles. Of course, this was 8 or so years ago, so who knows. Just letting you know my experience. A shake roof in VA would be moldy pudding after 40 years! |
|
I did my own roof in 2011. It was 21 square and I spent approx. $3500 total in materials, dumpster fees, and paid my dad $20 an hour to help me. That was GAF 30 year architectural shingles, nails,, felt, 4 sheets of plywood, flashing, and the boots for three plumbing vents.
For a tearoff of shakes, adding plywood and good shingles and the fact that it's SF, that doesn't sound like a terrible price. |
|
I don't do shingles, but I did figure a job that had them last week.
A fairly cut-up 50 SQ roof came in at around $430/SQ with 30 YR dimensional shingles ($87/SQ)over 30# felt with 36" of ice/water shield at hip/ridge/valleys/and edge. Also had ridge vent. I figured a bunch of portable buildings (300 SQ) with 3-tab ($67/SQ) over 30# felt with ice/water shield at the details, and I was around $330/SQ. Those included tear-off and disposal, all 24-gauge prefinished, galvanized trim, but no deck repair. That pricing also included comp, liability, medicare, social security, overhead for an office of five, and a 2% payment & performance bond. A small residential roofer should be able to crush those numbers. I'd charge $15/SQ for the decking and 5/8" CDX is what, $20/sheet? Now I normally bump up my numbers for small jobs (under 200 SQ), but your price is ridiculous, unless you're house is something awful to work on. It's not like an 18 in 12 slope or anything is it? 
|
|
Quoted: $1400/square should include gold plated shingles. It may be a relatively small job for the contractor and he doesn't want to do it. Say nothing about that bid to any other contractors. Sorry, the house is 1023 sq ft, and an attached 2 car garage so the roof is bigger, how big, I don't know. |
|
Quoted:
Quoted:
$1400/square should include gold plated shingles. It may be a relatively small job for the contractor and he doesn't want to do it. Say nothing about that bid to any other contractors. Sorry, the house is 1023 sq ft, so the roof is bigger, how big, I don't know. Is it a steeply pitched roof? Even if your roof was 12 on 12, your price is still in metal roof pricing. ETA- 4 on 12 is nothing. That's like 12 or 13 squares. That's like an afternoon job for $4 or $5k. Even less if the roofer has no overhead. |
|
The footprint of my house 1,250 sq ft. My roof is very steep (parts of it 14/12), lots of valleys, has 2 layers of shingles and under that a tin roof that they laid the shingles over. The insurance company cut a check to the roofer for ripping off all 3 layers, putting sheeting down, and then shingling for around $7,000. That is with 30 year shingles. |
|
Call your home insurance co. & have them send an agent down to look at your roof. They have their own contacts and can get a fair estimate for you. Some places the insurance co. will pay a large chunk of the cost for roof replacement. I am getting all but $1,000 paid by my insurance. They don't care how old the roof is here. Other places they do. The roof goes on next week.
 |
|
Make sure you hire profeshunel roofer guys |
|
Quoted:
Quoted:
$1400/square should include gold plated shingles. It may be a relatively small job for the contractor and he doesn't want to do it. Say nothing about that bid to any other contractors. Sorry, the house is 1023 sq ft, so the roof is bigger, how big, I don't know. Get on the roof and measure off the roof for actual footage. 100 sq ft equals one square. |
| I am roofing contractor up in Sacramento. You will pay more in SF bay area due to the cost of living in that area. In Sacramento going rates for what you described is around $330-350 per square. That would normally cover the Tear off, permits, all the materials and labor to install. The only thing that would be extra is seamless gutters and any dryrot. Dryrot is time and material. I am willing to bet your permit prices are much higher then in Sacramento. Send me a PM and maybe we can work out something. If its as small as it sounds I could probably roof it in a day. |
|
Quoted: Quoted: Quoted: $1400/square should include gold plated shingles. It may be a relatively small job for the contractor and he doesn't want to do it. Say nothing about that bid to any other contractors. Sorry, the house is 1023 sq ft, so the roof is bigger, how big, I don't know. Get on the roof and measure off the roof for actual footage. 100 sq ft equals one square. Yeah, I know all that but I have three herniated disks and I ain't getting up on a 42 y/o shake roof because my fat ass will probably go right through it. The shingles are done. I am very surprised that it hasn't blown off with the winds we've been having. |
|
About five years ago, I had the roof replaced on my old house and garage. 1 car garage, house was 1k sqt ft, nothing fance although a bit steep.
There were two layers of shingles and a layer of shakes that had to come off. New sheathing had to go down too. Paid $5k for a 30 yr shingle. They were done in two and a half days, with day one spent tearing the old roof off and cleaning up the epic mess. |
|
Quoted: I am roofing contractor up in Sacramento. You will pay more in SF bay area due to the cost of living in that area. In Sacramento going rates for what you described is around $330-350 per square. That would normally cover the Tear off, permits, all the materials and labor to install. The only thing that would be extra is seamless gutters and any dryrot. Dryrot is time and material. I am willing to bet your permit prices are much higher then in Sacramento. Send me a PM and maybe we can work out something. If its as small as it sounds I could probably roof it in a day. Permits for what? |
|
Permit for a reroof job. In California you have to pull a permit and things have to checked like GAs vent clearance ,proper intake to exhaust ventalation, Title 24 energy compliance you know thinngs like that. I know some state you don't have to pull permits for somethings but here you do.
Also don't compare prices to 2-5 years ago as apahlt comp shingles and most materials in roofing have seen huge price increases. Hell OSB atm is hovering around 15-16 a sheet, last year this time it was around 7 a sheet. you need 3 sheets per square. so you can see how that jumps the price up. I roofed my own house 5 years ago. I have 1700 sqft and it cost me over 5k and I already had solid decking and got discounts on the materials and tear off. |
|
Looks like materials are $2700 or so including plywood.
$5,000 in labor is a gracious plenty for what you describe as the roof shape, including tearoff. Whenever I had to give an estimate on something I didn't want to do, I always doubled or tripled my normal estimate. Sounds like the story here. |
|
IIRC I paid about 6k 5 years ago for a solid 2 story with approximately your sq ft. It was not strait though - 4 sides sloping, with several extra eves. 3d shingles. It was totaled by hail less than 6 months later... fwiw I did work for a roofing company for a short while - while not the worse roof layout I ever was on, it was definitely an unpleasant one. Roofing has come a long way since I did it though. Last roof I was on, owner got the shingles delivered... Left on the ground in the sun. My jobs included moving all the squares. 2 degrees later - life is too short to roof. |
|
Quoted: Permit for a reroof job. In California you have to pull a permit and things have to checked like GAs vent clearance ,proper intake to exhaust ventalation, Title 24 energy compliance you know thinngs like that. I know some state you don't have to pull permits for somethings but here you do. Understood, replacement is permit and inspection free here... |
|
Quoted:
Quoted:
I am roofing contractor up in Sacramento. You will pay more in SF bay area due to the cost of living in that area. In Sacramento going rates for what you described is around $330-350 per square. That would normally cover the Tear off, permits, all the materials and labor to install. The only thing that would be extra is seamless gutters and any dryrot. Dryrot is time and material. I am willing to bet your permit prices are much higher then in Sacramento. Send me a PM and maybe we can work out something. If its as small as it sounds I could probably roof it in a day. Permits for what? Some states require permits to put a new roof on. Michigan does. My parents just had their house reroofed. It's a 1,500 sq. ft. ranch with attached 2 car garage. Had 2 layer tearoff, new felt, ice and water shield along ridges and valleys, 40 year dimensional shingles, and a polyurethane spray coating they applied after. Company guarantees roof 100% for 50 years. It cost about $14,000. On the high side, but it's nice now at least. For reference, metro-Detroit suburbs, roofs of our size are going for about $10,000 or $11,000 for a 30 year roof. Their next door neighbor is a masonry contractor, and his roofing contractor buddies are doing a 30 year roof for him for $7,500 with the friend's discount. So even materials and cheap labor is still about $7,500. OP, just remember that quotes are free, so get a bunch. |
|
Round 2 this afternoon. Another contractor coming out to give an estimate. Of course, it's raining. Small, single story house with attached garage, about 20 squares (just a guess). 4 in 12 pitch. Tear off and dispose of ancient shake roof, replace skip sheathing with new plywood, replace shakes with good quality shingles. Orginal $12k estimate was using Owens Corning Tru Definition shingles (40 year), if that helps. I forgot to mention the gutters. The first quote included 80' of 5 1/5" gutters with downspouts. Probably not a ton of money but I don't know because he didn't itemize the costs. I'm hoping the next contractor is more reasonable. |
|
Here in KY the job you're describing would run about $7,000-$8,000 because of the tear-off. I would expect it to be a lot higher there but not double... Oh, $12,000. Yeah that's probably not totally out of the question for the area you're in. But get more estimates, sure! |