BallPark Guestimate for My Roof???

I know, these questions are usually too vague to answer. It depends on a million variables like location, condition of roof, pitch, etc, etc. But I've never paid for someone to do a roof before and I'm a little green on the subject. I was hoping someone that either works in the region or has recently had a roof done could throw me a ballpark estimate......

I live in central MA in a small 1600sq.ft. two-story colonial. It currently has one layer of shingles and I'd like to add a new layer on top of the existing layer.

The roof pitch of the main body of the house is somewhat steep at 10/12. It has two chimneys and one dormer. It measures at about 11 squares.

There is a little add-on room adjacent to the side of the house at ground level, measuring at about 3 squares and an 8/12 pitch.

Lastly, There is a farmers porch surrounding the front and side of the house measuring about 4 squares total and is a low pitch.

So thats a total of 18 squares. I'm looking for 25yr+ architectual shingles, new flashing around the chimneys, and all the other things that typically get done when a new layer is put on. Anyone have a rough guess on what I should expect?

I'm new to all this so hopefully someone can give me a rough idea. Thanks!

 

Lot of variables. But I had one of my houses about the size of yours re-roofed for a bit over $4,000. That was about 5 years ago in WV.

I would remove the existing roof. The additional cost would be minimal and the new roof would look better.

 

Hard to guess, best process is to have three or more contractors bid the job so you can compare.

 

When you had yours reroofed...did that include removal of the existing roof or a new layer?

And ideally, I'd love to have a fresh roof put on. I just figured that there would be plenty of additional costs involved with disposal, ice/water shield, underlayment, flashing, etc. I was hoping to keep it cheaper.

Plus i have bad luck, so I'd probably find out I needed new sheathing

 

Yes, the price I gave you included removal of the old roof. Two guys with the right tools stripped the whole thing in a couple of hours.

You say you're afraid if you have the roof removed, you'll find you need sheathing? That in itself is a good reason FOR removing the existing roof. Why would you risk putting a layer of new shingles on top of a bad roof?

 

If you need new sheathing, you should get new sheathing.

 

I have no reason to suspect that I would need sheathing. Whenever the last time the roof was done...maybe 20+ years ago, they put sheathing over the pine boards. When I go up in the attic I can see it and it definetely looks okay from the attic side. There hasn't been any water damage or leaks in the houseeither. So theoretically the sheathing should be in great shape

I just have bad luck....

 

If I was bidding it, it would probably be estimated at 20 sq (including ridge cap) which would be about $2000 in materials and $6000 in labor (for a total of $8000) due to the steep pitch. Also because I don't like to roof.

The contract would include language to the effect that "any surprises are extra", at $XX per hour. Its always good to have come to an understanding of what you will be getting into in the event of a surprise, and how it will be billed.

 

Just for comparison I had new roof, sheathing, ridge vent 8 yrs ago $4000. 1500 sq ft cape cod in NJ

I went with a roofing contractor, 50 yr family run business with all fathers and sons doing the work. ( God bless America )


Neighbor had his done a few months ago. Same everything I had, $8000.

He went with some American home remodel company.

( Nice people with suits came and measured. Had nice new vehicles. Looked very professional like. Good sales front IMO. Sold job. Truck pulled up a week later. One english speaking fellow in a run down van. Out came 6 non english speaking fellows to do the work. )

So IMO $8000.

$2000 material, $4000 to the company that sold the job, and probaly $2000 to the non english speaking crew.

English speaking guy got the money and probably paid the non english gents $150 each for the day. He pockets $1000,

Thats why America is in the situation we are in.

Oh sorry I get carried away.

I would think you can find a American roofing contractor that will do the complete job for aroung $5000...

Mike NJ

 

$5k is the number I had been hoping for, we'll see when I start getting quotes next spring.

Out of curiousity....what premium does metal roofing add? Lets pretend a standard roof is $5k. What does the standard, more "affordable" metal roof cost? Double? Triple?

 

From someone in the business...

$ 8,000.00 is about right. Never mind what your neighbor paid five years ago. We have had three price increases this year alone on asphalt shingles. (its connected to oil prices)

There are no more 25 year architectural shingles - they all increased the warranty to lifetime - and they run about $ 100/ sq for the shingles alone. Drip edge,ridge vent, nails, ice & water etc will add another $ 50 / sq.

Its gonna cost the contractor $ 500 for dump fees alone. Insurance, Advertising, truck payments, rent for a shop/ warehouse, taxes, office staff - etc... Its all called overhead - and it needs to be figured into the price.

Non-english speaking crews - whether or not you like them - they bust their ass and earn their pay, although they aren't stupid and get a fair price for their work (at least here in New England). Wait till next spring .... add another $ 1000.00