This a good price for a new roof?

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Old 07-19-12, 05:56 AM
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This a good price for a new roof?

Buying a house in indiana and it needs a new roof. The house is a ranch, approx 1300 sq feet, with a pretty shallow slope. Here is the first quote I got

1. Remove roof down to wood and haul away debris (there are two layers of shingles)
2. Replace up to 50sq ft of bad wood at no charge, and 2.25 sq ft for any bad wood after that
3. Install GAF Ice and Water shield on Eaves and in Valleys
4. Install T-Style Aluminum Drip Edges 1 1/2" face
5. Install new pipe boots
6. Install GAF aster Flow Roof Vents
7. Install GAF Timberline HD lietime Architectural Style Shingles

$5895

Is this a good price? Are the materials good? Is there anything else typically done that is not on this list that they will spring on me? ANY feedback from roofing experts would be really appreciated.
 
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Old 07-19-12, 06:14 AM
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How old is the home? That happened to me. All the wood started peeling and the guy wanted to patch here and there. I told him take it all off and replace all the wood.


Replace up to 50sq ft of bad wood at no charge, and 2.25 sq ft for any bad wood after that
They will charge you $72 bucks for each bad piece of plywood.


Cant answer on anything else but the price sounds right. I think there is supposed to be an underlayment of some sort since we are in NJ????


 
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Old 07-19-12, 06:23 AM
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Built in 1953,, the home is in Indiana, moving out there in a few weeks. I guess I have to hope the wood is in decent shape or else it could add thousands to the cost
 
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Old 07-19-12, 06:35 AM
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Best bet is to have three or more contractors bid a job so you can compare.
 
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Old 07-19-12, 06:37 AM
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Thanks. Got three bids, this was the lowest and many good references to them. Since I have zero knowledge of roofs, I wanted someone to look at the parts and things being done to see if it sounds like a comprehensive quote and if I am getting quality?
 
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Old 07-19-12, 06:57 AM
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If I'm reading correctly, you didn't really tell us how big the roof is. No valley's, I'm assuming? 1300 sf is the house measurement, but what are the actual roof measurements? I'm just guessing, but maybe if the roof is 17 sq (1700 sf), that would be a decent price. I generally like to charge $350 for tearoff, materials, and labor to reshingle, which would be about right if your roof is 17 or 18 sq.

That being said, ranch houses are the cake of the roofing world, and they will be making pretty good money.

The comment Mike made about roofing underlayment is right on. Don't let anyone shingle your roof who doesn't use it!
 
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Old 07-19-12, 07:22 AM
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I looked at the quote again and it says "install new felt" - is that the underlayment?
 
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Old 07-19-12, 07:34 AM
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yep!.............................
 
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Old 07-19-12, 02:46 PM
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Also, don't go with roof vents. You have a non leaking roof, why punch a hole in it. Have him quote you ridge vents. More efficient at moving hot air from the attic, provided you have adequate soffit venting.
 
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Old 07-19-12, 09:19 PM
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Have him quote you soffit vents also, as a separate item. Soffit work is often something roofers will include in a job.

If you need it, you can accept that separate bid as part of the overall contract.
 
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Old 07-20-12, 04:39 AM
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As a non-roofer, the quote sounds pretty good. We got our roof redone in December and it ran about $9600, BUT bigger house (2500 sq ft, so probably 30 squares of shingles) and the work included adding some additional ridge vent, remove and reinstall gutters, secondary water barrier (pricier than felt), and code requires that all sheathing have additional nailing after the tear off.

You're going to love the look of those Timberline shingles, ours are Hunter Green.
 
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Old 08-05-12, 02:20 PM
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Estimating cost of your roof replacement

There are many links online describing different methods for estimating the cost of your roof replacement. A more common method of finding the sq.footage of your home is measuring the perimeter of your home and then multiplying that number by the roof pitch variable i.e. 1.6,1.4,1.2. Find the correct pitch variable online, find the total roof sq. footage, then divide by 100 to get total number of squares. Next, add an additional 10% of the total squares for ridge and starter. This should get you going. Labor on the other hand....well, it can be between $35-$55 a square. Depends on location, market trends etc. Anyway, good luck.

Steven
 

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