Turf materials are cut to fit in freight elevators and are easy to handle for workers. Thanks in advance for your thoughts. — There are way too many contractors that run a shady operation, employing illegal workers with no rights and no workers compensation. One other fellow told me he’d do it for $300.00 per square, but I needed 21 squares. Let us know how it goes and best of luck in getting a fair deal on the new roof! And, what are my options as this home may be demolished in 10 to 15 years? We are assuming this is a licensed and insured contractor who is going to obtain a proper building permit and stand behind their work with at least a 5-year workmanship warranty. G-90 steel shingles or stone-coated steel tiles: $11,900 to $17,000 will be, often reflecting the local economy including the cost of living and real estate values. It was a fair and more competitive way of doing business. If this is an asphalt shingles roof, then you should replace it with 30 year shingles, as it will provide better protection from the wind uplift than the 3-tab shingles. Roof Repair and Re-roofing Specialists Serving South Florida for over 20 years! Overall, this seems like a fair quote, especially for Los Angeles, CA area. With these upgrades your material costs could be as high as $200 to $300 per square or $2.00 to $3.00 per square foot for materials alone. The plush roof ecosystem has become a popular request among commercial builders, and even residential homeowners. Big difference in price is subcontractors vs. a company that has their own in house Install team that are GAF Master Elite Certified. 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. I was given a quote of $10,250 for a GAF Timberline system. Hopefully this gives you some more clarity on what may constitute a more reasonable quote for a replacement roof in your area. Not sure if the veterans also get the discount. During the assessment the entire roof was evaluated and there was slippage of the tiles along with some seam exposure and cracked tiles. I understand it may not last as long, but shingles are only half the cost. Thank you for sharing this David. 3. Is there a difference in replacement cost for manufactured home roofs vs. regular roofs? Your home’s location and local economy (a large coastal city vs. rural area, or in-between), the number of stories, overall complexity of the roof and the number of layers of old roofing material to be removed will impact costs. For that price, you should be getting architectural shingles from a premium brand, such as Malarkey or CertainTeed. as possible (Shreveport, LA). This type of roof is easy to access and a breeze to work on. Just wondering what you think about this quote. Did you know? The problem I see with this seemingly straight-forward pricing approach, arises when you upgrade from a basic 3-tab shingles to a more pricey 30-year or 50-year architectural/dimensional shingles, or even premium shingles. Your location influences the preferred choice for shingles and project costs. That makes a lot of sense, with the threat of storms and hurricanes hitting the Florida coastal lines, that roof must be installed right, which ain’t cheap. We ended up paying about $3.75 per sq. No two roofs are exactly the same and if you ever had to roof over the towers and transitions such as the once on Victorian houses, you will surely understand why some roofs will cost more to work on than others. While redeveloping our house we decided to install a living roof on our kitchen roof, why you ask.. well..: 1. The latest trend among environmentalists is the beautiful turf roof. That said, on average, most contractors will charge between $3.50 and $5.50 per square foot or $350 to $550 per square (100 sq.ft.) This seems like a very fair quote in terms of the overall pricing for the job of its size. 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. As, you mentioned, a quote of $8,000 would be far more appropriate for such a simple asphalt shingle replacement job. I’m trying to get solar panels and I was told that I need a new roof. of materials to account for cutting of the shingles and materials waste, which brings us to the total of 40 squares of materials required for the job. I am in central Florida and the original roof from newly built home that I bought in 1999 is on. 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. $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. Is this a simple gable roof or are there multiple peaks, dormers, and valleys? Creating a turf roof or sustainable rooftop garden allows animals to thrive in our urban environment. 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. You don’t have to put on the upgrade system to get a good roof, though. If the roof is good enough to hold for 10 years, it will hold for another 15. What to Look for in a Roofing Contractor. Rhino Roofing is located out of Tampa and I am in Ocala so they do travel outside that area. Is this a decent price? Needless to say, there is a premium that comes with a certified installation and/or extended warranty coverage. How many squares (square = 100 sq.ft. Best of Luck and do let us know how it goes! Single story House and garage is probably around 70 years old, we have lived here for about 62 years roof maybe added 2 times. A part of the increase in your total installation cost for premium shingles should be reflected and offset by a longer labor warranty (the promise of quality installation) provided with the installation. 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. — The installer has to make sure that all the tabs, rows and columns, comprised of the 3-tab shingles align properly in order to have straight lines and a nice looking shingle pattern on the 3-tab shingle roof. Give us a call today for a. Aastro Roofing Inc offers a full range of residential and commercial roofing services for clients. I cannot tell you how many crooked 3-tab shingle roofs I see all over, even on nice suburban homes. They live in Morgan Hill, CA, in a 3,000 square feet home, and the quotes we have received range from $24,000 to $40,000. Cedar shingles or shakes: $13,000 to $20,400 I also have 40 PV solar panels on the roof. Stone-coated steel roofs are light-weight and will stand up to hurricane-grade winds. 2. Granted premium shingles weigh more, but that is hardly enough to justify charging three times the cost of all materials including taxes and insurance for the entire job, when a homeowner wants to go with premium shingles. It’s a simple gable roof, which means it’s going to be a straight-forward and quick replacement job. Not only that, but the workers were indifferent, we found whole racks of roof staples underneath the shingle tabs! There is an additional charge of $3,150 to install 7/16 inch OSB over the entire roof deck if required by code. The benefits of a turf roof … That’s definitely for a 3-tab. Standing seam can be another durable, light-weight, and energy efficient alternative to asphalt to consider, if your HOA allows it. Massachusetts has a relatively high cost of living, especially around the greater Boston area. Good luck trying to retain good workers when you pay them pennies! I have a 1,450 foot ranch house in Okemos, MI. I feel those price ranges are very high for asphalt shingles (CertainTeed Presidential). Roofing is the easiest to estimate. Ice & Water shield is intended to protect the wood deck substrate and to prevent water from coming into the structure. The prices seem all over the map, but pretty much within the range we outlined in this guide. There is some leaking around the chimney, with water going into the attic. Great, thank you for your comment David. This gives us a price range of $8,000 to $10,000. ft. ), the cost of materials would be roughly $6,000. Given a simple roof, it shouldn’t be too difficult. $10.5k. Residential real estate prices have been growing at an over 10% per year rate over the last few years in the greater King County, WA. The pricing increase is normally justified as the premium on the “higher quality of installation”. I have gotten some quotes for a new roof ranging from $4,500 to $15,000. The current roof is about 20 years old. The plush roof ecosystem has become a popular request among commercial builders, and even residential homeowners. 30-Year Architectural Shingles More than 10 years is probably an attempt by a contractor to justify a higher price. If you build and show them the value and have a masterful presentation, and the homeowner likes you, and trusts that you will do a knockout roof replacement being the Quarterback of the Job, you will earn their business! We have received 3 quotes and the one below is right in the middle: Shingle re-roof (only 1 set of shingles to remove). Now, factor in another $1,000 for disposal of old shingles (dumpster and landfill fees) and building permits, and you have $7,000 for basic materials and supplies. You didn’t specify if this is a single-story or two-story house. The main job of your roof is to protect your home from the outside elements. can often offer the best value for the money. My current roof is 18 years old and has a few leaks. That seems pretty high, any thoughts? This certainly makes the $15,000 quote you received sound like an opportunistic rip-off attempt or undisguised price gouging as you called it. Inside an office building downtown, street noise can be distracting. Our view is that as long as you are comfortable working with this particular contractor, assuming they have a solid track record with other homeowners in your area, and you get everything including warranty clearly outlined in writing, there is no reason to worry about the fact that the quote you’ve received is too low. This pricing also happens to be in line with the remodeling expenses referenced by the Remodeling Magazine. 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! We assure you that we value you as the customer and will never compromise in this regard. I was offered to have a ridge vent put on my roof for $1,200, or a 4 turtle vents are good enough. $750 a sq, that’s highway robbery. Using synthetic turf in roof deck applications allows … But, the upfront cost-savings may well be worth the hassle, if you are willing to take the chance, and have the stamina (and time) to manage the delivery of the project. If I had to install a 3 tab now, which I would not, the labor cost per sq will go up negating any savings on the materials. Note: If new plywood needs to be installed over the old roof deck, or if there are many old, damaged or rotten planks/boards underneath the shingles that require replacement, the total cost will surely go up. I received a quote of $10,540 to have my roof replaced with GAF Timberline Natural Shadow shingles. Once you have an actual written estimate, tell the contractor the job is theirs (provided you genuinely want to hire them), all they need to do is provide additional paperwork to help you facilitate the mortgage approval process. The roof will need new flashing. Furthermore, the manufacturer will normally only be responsible for replacing the materials that have actually failed, not the whole roof in its entirety. 800-204-4650 firstname.lastname@example.org Monday - … Oftentimes, you have to put in that extra time and effort to get it right, and that’s the reason why there is such a wide range in prices. My point is that such an overly-simplistic pricing approach is a lot more beneficial for the contractor who basically has to do the same amount of labor to install a premium roof, as they would have to put into the installation of a basic roof, but now the installation of a premium roof is being paid for by a homeowner at a premium rate. quote 1: A local GAF master elite, HAAG certified roofer bid $750 / square for 25-year labor warranty (GAF Gold Pledge). What do you think? Most decent homes see bidding wars and cash offers here. You can expect to pay a bit more for a 30-year architectural aka dimensional shingles. Tile replacement is about $60,000!!!! Architectural shingles will typically cost you $50 to $100 more per square to install than the basic 3-tab 25-year shingles. Usually. 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