Owens Corning is a decent middle of the road brand of shingles that competes head-to-head with GAF. I am sure that your honest and valuable perspective will help many homeowners looking to replace a roof, especially in the tri-state area! A 30 sq roof would be $22,500. Using higher-end materials costs more. Generally, you can expect to shelve out $150-$300 per square or $1.50-$3 for every square foot on labor for roofing projects. I live in a town house in Northern New Jersey. It’s a waste of time and money. The average cost to install roof shingles is $4,190 – $5,740 for a 1,600 sq.ft. As, you mentioned, a quote of $8,000 would be far more appropriate for such a simple asphalt shingle replacement job. I am very confused and each company came up with a different overall number of squares for the roof size. I live in southern California. There is an additional charge of $3,150 to install 7/16 inch OSB over the entire roof deck if required by code. I typically do about 500 roofs per year and my company has been around a long, long time. With most professional — licensed & insured roofing contractors, the installation cost is usually about 60% of the total cost. Note: Owens Corning also has a certified contractor program called Owens Corning Platinum Preferred Contractor. No California valleys or weaves in Florida either! 2,900 $11,215 Other considerations and … Plus, approximately $1,000 (give or take) for new fascia board all around. Nothing wrong with that either. Well I just had the roof job done by Home Depot ( contracted out to Rhino Roofing out of Tampa) and feel they did a beautiful job. Severe wind damage took off about half of my roof. So, if hypothetically, a roofer had done a header and killed themselves, the man ( State) would have come looking for your workers compensation, which you would not have, and take your house and everything else you own instead. While exact prices for roofing material will differ between suppliers and the type of roofing material, expect to pay anywhere from $3.60 to $5.50 per square foot for asphalt shingles. 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! Once the real estate prices stabilize and potentially start deflating (prices have been decreasing since their peak in spring), the demand and pricing for home services will decrease as well. The reason installation costs are higher than materials, is because contractors have to make provisions for the crew’s salary, roofing umbrella insurance, worker’s compensation (one of the most expensive items on the list of contractor’s expenses), office overhead (sales and marketing expenses), and the cost of standing behind the warranty, and the contractor’s profit margin. How we charged for a standard basic, roofing job was 3 times the total material cost to the nail, including a percentage for insurance. Clay tiles: $17,000 to $30,600 (roof-frame requires reinforcement), See costs in your area Lastly, you’ve mentioned wind mitigation report. Bottom line: we recommend getting a few quotes and asking for additional details regarding the type of warranty you’re going to get with a particular type of shingle/roofing system. This is such a sticker shock. Had it not been for some rain showers the first day it would have been done completely in one day. Thank you for sharing this. My sons now run the Company and still use the same system. Landmark Pro shingles are also slightly more durable and their colors are more crisp, but overall both products are more similar than they are different. The average cost to replace roof decking in a 2,400 square foot home is between $1,050 and $1,575. This price estimate includes 3 ft. wide Ice & Water barrier, and felt underlayment over the entire roof, as well as a basic ridge vent. Ice & Water shield is intended to protect the wood deck substrate and to prevent water from coming into the structure. Massachusetts has a relatively high cost of living, especially around the greater Boston area. The cost of a new asphalt shingle roof is on average $65 to $350 per roofing square, with new roofs using architectural shingles ranging from $95 to $350 per square. The ice guard is fused to the deck as well. In removing the original roof, you may cause issues that will lead to leaks. Needless to say, there is a premium that comes with a certified installation and/or extended warranty coverage. No large company with a big shop and overhead can afford to get away with those prices, so we often have the advantage if we get the business by walking an area, but we lose the advantage in advertising exposure, so it’s a toss up. I’ll cover up to 2 sheets of deck sheathing, if needed. In other words, pricing your roof above $500 per square would make the quote less competitive. $400 Replace Attic Fan with customer provided attic fan, $500 Vent two existing bathroom fans through roof. In general, metal roofing has enjoyed a major spike in popularity over the last decade. Cost-wise, you are looking at some carpentry costs to repair the damage to framing / ridge based on what you describe, before a new roof can be installed. The following are average costs and prices reported back to us: Disclaimer: Costs and prices shown on the ProMatcher site are intended to be used as general information, not as guaranteed estimates. According to the Coach Specialists website, RV or travel trailer owners can expect to pay around $300 per linear foot to replace the roof. It should also include the installation of new underlayment such as the 30-pound roofing felt, chimney re-flashing, and ice-and-water shield at the eaves and valleys of the roof, as required by the local building code. Depending on the type and overall complexity of the roof (number of floors/levels, number of skylights, chimneys, and dormers, ease of access, and overall roof difficulty), choice of shingles, your home’s geographic location, and the contractor or weekend warrior you choose to hire, your total average cost for a composition shingles roof could range from as low as $3.00 to as high as $7.50 per square foot or $300 to $750 per square installed. Standing seam: $14,450 to $20,400 3-tab Shingles We also note that real estate values in Littlestown, PA are quite low compared to the coastal areas. For example, a contractor that is just starting out may be more willing to complete a roofing job for less than a more established company would. 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. The cost of metal roofing per sq. Granted Seattle has a much higher cost of living than the rest of the country, but a quote of $1,000 per square to install IKO 30-year shingles on a single-story simple gabled roof (with no tear-off) is way too high in our view. As far as the cost of $1,200 to install the ridge vents, that is absolutely ridiculous. ft.). So, the big unknown in this $65,000 tile replacement quote is the brand and the type of concrete tiles that contractor plans to install. Pro Tip: To avoid warranty claim denials, make sure your roof deck is in proper condition and the attic space is properly vented. Get the f**k out of here, if you have no clue what you are talking about. Like clay tiles, concrete tiles also carry a $1,500 per square price, with the average installation costing $22,500 to $30,000. — This assumes a simple, single-story ranch with removal and disposal of old shingles. Now, what do you guys charge for a typical roof replacement per square in Louisiana for say; an average house requiring the removal and disposal of the old roof, some deck repair here and there, as needed, re-flashing chimneys/skylights, and installing architectural shingles over say deck armor underlayment, and ridge vent. So, I know you’ve mentioned you try to get as close to $225.00 per square ($2.25 per square foot) installed, as possible, including the warranty. On older homes, or homes that have been impacted by severe storms, additional roofing structure issues may be discovered by your roofing professional, which could result in an additional cost for the project in the range of between $1,000 to $10,000. Also, as a homeowner, I have to understand that I may be held liable for anything that happens on my property during the installation. This brings the total price for the roof materials and labor to approximately $49,000 to $65,700 for a 6,500-square-foot roof. . Composite, laminated, or architectural shingle replacement costs $350 to $1,000 per square , depending on the quality of materials. I live in Bel air, MD (Harford County), and I’ve gotten numerous estimates; however because of the paperwork that the Mortgage Company requires to be completed by the contractor (REPAIRS AFFIDAVIT (notarized) – CONTRACTOR CONDITIONAL WAIVER OF LIEN – SUBSTITUTE W-9 FOR CONTRACTOR USE ONLY and ESTIMATE), it’s like these guys don’t want to get it completed, they take the paperwork and I never get a return on the completed documents. The house is close to 40 years old without any renovations, and there are currently no plans on staying in it after my father passes away. If the type of roof you are installing isn’t as simple as an asphalt roof installation you may need to expect increased labor costs. Cost of standing seam roof starts from $10 per square foot. One other fellow told me he’d do it for $300.00 per square, but I needed 21 squares. I did the same thing the article did for my roof: just to get an idea where other companies were at. You are correct. 4. quote 1: A local GAF master elite, HAAG certified roofer bid $750 / square for 25-year labor warranty (GAF Gold Pledge). Roofing is a top 10 most dangerous job in America. Also make sure the second company has proper general liability and workers’ compensation coverage before you sign the contract. So, given Mass real state market, the quote you received seems fair. Sounds like you got yourself some cheap 3-tab shingles. What is the size of the roof and how many stories are there? At 33% materials and supplies and 66% installation, your roof would be priced at roughly $21,000 for the whole job. Old drip-edge and gable flashing often gets damaged during the removal of the old roof, so it’s preferable to install brand new flashing and fully repair the roof deck, as needed, during a re-roofing job. Bottomline, based on the information you shared about the roof, this seems like a fair quote. The quote includes tear-off and dispose of old shingles; replace any damaged roof decking; repair or replace existing fascia boards as needed; install Diamond deck underpayment; install Certainteed high performance ridge vent; re-nail existing roof deck. If the company is willing to offer 15% discount to sign on the spot, the 20% discount is certainly on the table, but before considering the bottom line, consider the intangibles. How much does it cost to have roofing shingles installed? The average cost to install a new patio roof ranges from $1,037 to $2,445 depending on the size and materials used. Note: For a typical smaller-sized home such as yours (a foot-print of less than 900 square feet), we would expect a roof size of 12 squares or so, depending on the steepness and roof shape (whether it’s a simple gable, or hip and dormers, etc.). Anyone have a better way? If there are no detailed photographs to prove the work was in fact carried out as the contractor claims, then you should probably get some legal counsel to help you review the contract and see whether the contractor’s claims fall within the scope of work you agreed to based on the contract you’ve signed. 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. Recently we had to put on a new roof on our home in Columbus, Ohio. As far as making the determination on whether a new roof is worth it, looking at the value of the property and whether it can be sold in the future should factor into your decision. The average residential roof size in the US is about 1,700 square feet or 17 squares, although there are many larger homes with roofs that are twice as large. We’re assuming you are going with architectural shingles, not 3-tab, since you want a long-lasting roof. I am in the process of getting quotes and have seen five $5,000 for the job. Note that there can be a significant difference in price between different types of concrete tiles. Let’s also give the roofers a benefit of doubt and assume that the true roof size is between say 14 and 15 squares. — Now, this is what we call a shameless rip-off. I sell about 10 roofs per month with most being in the $650-$750 per square range per total deal. Mobile home roof replacement costs $1,500 to $5,000 for asphalt and $2,000 to $10,000 for metal on average for a single-wide home that's 600 to 1,300 square feet. The contractor should normally include all of this information with the quote or at least tell you verbally. On the high-end of the price range, you may have bids for fully warrantied jobs from larger, highly reputable exterior remodeling companies that only install high-end products from premium brands such as CertainTeed Landmark PRO or premium shingles from Malarkey, and have top certifications from their respective manufacturers. The average cost to reshingle a roof is between $4,000 and $10,000 depending on the materials used for reshingling your home. In some cases, the cost of materials may also include the cost of plywood, wood planks/boards, permitting, trash bags, and ordering a dumpster. 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