New Roof Estimate

Hello, I'm a newbie at roofs, I recently purchased a house and have noticed some curling of shingles, no leaks but I wanted to get the roof replaced sometime this spring or summer (is this necessary or should I wait?).

What is the average cost per square (10ft x 10ft)?

My house is 64ft long and 32 feet wide with a small addition (15ft x 15ft) making the house sort of an L shape. Will this add much to the cost?

I have no idea of the roofing system but the house is a ranch with a roof that isn't too tall - any ideas what type of room and what ratio this is? Where can I find more information on roofs etc. Thanks

Cary

 

If the existing roof is not old, the curling of shingles might be related to poor ventillation. In your case, the shape of the roof should not add cost. To learn more about roofing try the National Roofing Contractors Association (NRCA) or www.graceathome.com
Jim

 

I think the venting of my roof is poor, I have vents on both sides of the house but I'm not sure thats enough.

How can I tell if my roof is poorly vented?

How can the problem be solved?

Any way to find out how old the roof is? The house is 43yrs old.

Thanks

 

Your roof is approximately 2500 sq. feet, which is 25 sq. A square will run you about $80.00 + materials which will be around
$50.00 a square. Since you only have 2 vents, I would probably put in at least 2 more. They are very inexpensive and easy to install when putting on a new roof. You might think about calling a roofer over to look at your roof. A honest roofer will be able to tell you right away if it needs to be replaced, or not. They can pretty near tell you how old it is also. Good Luck

 

Thanks for the replies.

I've looked more closely now at the venting of my roof. There are vents to the roof in the 2 sides (gable??). However, there are no vents in the soffits.

Is there a way to add vents into the soffits or do I need to replace the soffits?

If I improve the ventilation and insulation of the roof will I be able to wait to replace the roof or will I still need to replace the roof too? (I know its difficult without seeing it but just thought I'd ask, I"m going to have a roofer come and take a look but they can't make it for 2 weeks).

Thanks.

 

Received an estimate for the roof

28+ square roof (4 /12 slope)
25 yr fiberglass shingle (not dimensional - what is dimensional?)
new aluminum drip edge
new plumbing vent collars
new galvanized valleys 12" wide
Replace damaged wiood - extra $2/lin ft
Dry in with 15lb felt
Reflash chimney
Remove existing shingles

Total $6800

This is significantly above the $130 per square that was estimated above, any thoughts, is this way too high?

Does location make a difference in cost, I live in Charlottesville, Virginia - anybody know any roofers around here.

Thanks

Cary

 

Seems about right, I would be at about $5500 + $2 ln. ft. for damaged wood. I would suggest getting at least 3 estimates.

 

Deminsional shingles are laminates. Your bid is for 3tab. The 130 quote probably did not include tearoff. Around here 40/sq for tearoff.
Jim

 

I said the $130 a square. It did include the tear off of one layer, I also figured a 4/12 pitch. This estimate is too high. I used the numbers on your estimate. Doing it two different ways, I can only get $4800.00. I am also using the price of laminate shingles and ice and frost Better get another estimate or two. Laminates are more then 3 tab or inter lok shingles.

 

my last post was assuming the tear off would be 2 layers, for 1 layer I would be at about $4800 also.


Jack how can you survive at $130 a sq. ? By the time you take out materials, dump fees, insurance, and work. comp. that doesnt leave much for labor and profit does it?

 

For information purposes, I have not raised my rates since 1996.
I have a 3 or 4 man crew and all they do is roof. Plenty of room for profit. I also put a unconditional 4 year warranty on any roof I do. My price will vary somewhat with the various codes in the country, steepness of roof, heigth of eves, special materials, etc.
Have a good day.

 

Thanks Jack

I have 2 other guys coming to give estimates.

Does anybody know a good roofer in Virginia (charlottesville)?

Is there anything I can do to cut the costs down - ie would I be able to tear off the roof or would it be tough - I could get a few friends probably too.

Thanks

Cary

 

I'll be getting two estimates this Saturday.

Anyone know a good roof contractor working in San Fernando Valley, L.A. County, CA?

Thanks!

 

cjsauer:
From experience, the very best thing you can do is to stay out of their way. The worst thing for a roofer is having a home owner wanting to help to reduce the cost. It is like haveing your car worked on, and asking the mechanic if you can replace the spark plugs yourself. Roofers are pretty fast. They hate to be slowed down. A roof costs so much, that is just how it is. Good Luck

 

wow..............$6,800 for 28 squares..............
That's $243.00 per square!!!

I have NEVER heard of that kind of price for a 3 tab roof...especially for a 4/12!

Is this roof 100 miles out of town?
Is it 10 stories up?

I'm not from your part of the country, but that seems so far out of whack that my head spun around.

I agree with Jack.....as usual......

 

Here is my latest estimate, I'm tempted to go with it but I"m not sure if its too much.

House 30 square

90' ridge vent $200
2 roll aluminum $100
Dumpster $400+
10 rolls felt $100

Labor $3600 ($40/square for removal x2 for 2 layers + $40/sq for laying of new shingles)

I'm not sure how much shingles cost - he said the rest would depend on how much the shingles were.

How much are 30yr shingles - any advice on which ones to get?

Thanks and let me know what you think about this quote.

Cary

 

First I would not commit to any quote or contract without all the data IE shingle type and price, and scope of work clearly written and signed before work commences. I noticed there is no mention of ice shield being used and I think you are in a freezing climate. Next make sure your chosen contractor is insured, bonded, and has a current workers comp certificate. Next if the contractor asks you to apply for the permit run him off you property. A proper contractor will take care of the permits. Finally, Ask the contractors quoting you project to bring along shingle sample boards so you can choose the one you like. Be clear on what you want and get the quotes to contain the same information you cant compair prices if the work listed is not the same. . This will help you make a better choice. The first quote listed dead air vent the second was a ridge vent. The ridge vent is more costly but performs very well. Your local building department may have a list of reputable roofing contractors in your area.. Good Luck....

 

Thanks for the info

I will check into the insurance etc before I hire.

What is an ice shield and do I need one in VA - it does freeze here.

Any other thoughts on the quote - the roofer said he woudl have shingle samples for me to look at later, and said I could price some out at lowes etc.

 

Ice and water shield is applied at the eves wrapping over the gutter board. It is also applied in the valleys and around the chimney. It’s a rubber membrane that adheres to the decking preventing Ice from backing up under the shingles. If you get ice dams or snow loads I would use it.