In Seattle, we would recommend Malarkey shingles, given the local climate. The tariffs have not really kicked in yet to significantly affect material prices, however the increase in the price of oil, a major raw material used in the production of asphalt shingles, has had an effect on roofing material prices. Hi, I am located in Littlestown, PA. My roof is 42 squares and I am looking to get it replaced with premium shingles. Look for conscientious contractors who take pride in their work, don’t use subcontractors, offer certified installations, have been in business for at least five years, and provide impeccable service as evidenced by their strong references from other homeowners in the area. If that’s what the contractor’s report recommends, then it’s a good idea to discuss this ahead of time. For example, if the total cost of materials was 125.00 per square w/ tax + 5% insurance workers’ compensation, then we would charge 3 times that per square of new roofing installed. The old roof will need to be removed and disposed off. Asphalt shingle roofs last 10 to 30 years on average, metal roofs last 30 to 75 years, and clay tiles, copper, or slate roofing lasts 50 to 100 years. I wanted to ask you if I can share a quote with you from a GAF Master Elite roofing company in Sarasota, FL. — There are way too many contractors that run a shady operation, employing illegal workers with no rights and no workers compensation. If you have a particularly high roof or one that is extremely steep, you will pay more per square. Roofing-over, or putting one layer of shingles over another, can save you significant amounts of money on your new roof, as the labor involved in removing the old shingles is avoided. That’s definitely for a 3-tab. How much does it cost to have roofing shingles installed? This warranty is often not worth the paper it’s written on! As a contractor handling this job, I would add another 300 sq.ft. In each quote, we are talking about the same job; tear off the old roof, replace any water damaged boards, if there are any around the chimney area. The lowest price is not always the best deal, so always review contractor’s previous work and check their references and industry credentials if any. Install lifetime warranty Or should I upgrade and go for the expensive “Canada go green” solar attic vent? So, if you are planning to install a TPO roof system, you need to avoid their busy season. What is roofing labor cost per square? You will need to add payroll taxes to your labor prices. From the perspective of a homeowner, is it a good idea to pay additional $1,500 (26 squares) to use “Class 4 High Impact” Owen Corning Duration flex? . I understand it may not last as long, but shingles are only half the cost. Clay roof tiles are right up there with entry-level copper in regards to price, which averages around $1,500 per square. Thank you. Let us know how it goes and best of luck in getting a fair deal on the new roof! One of my motivations for using Home Depot is a project home loan they offer at 7.99% and it can be paid out over 7 years. It’s time to replace that scrappy old roof. For instance, some areas see great spikes in shingle pricing after a major hail or wind storm, where as a consequence, there are suddenly lots of roofs being replaced at the same time. It’s mind bugling that some homeowners still choose the cheapest option which sometimes ends up looking really bad on roofs with dormers and valleys, where meeting of the lines definitely presents some challenges. Data provided by Google Project Sunroof. Roofing labor cost per square across the US and Canada. I used to make money at $25 labor per square for a go over and $85 labor for strip and replace. Unfortunately, this is not uncommon. Also, what is the best roof vent now in the market? Naturally, you will want to make sure the crew has experience installing tiles and that installers have workers comp. Pro Tip: To avoid warranty claim denials, make sure your roof deck is in proper condition and the attic space is properly vented. If your roof can be replaced with asphalt tiles and the entire job costs a few thousand, it might be worth paying for it yourself vs. paying a deductible and higher payments over the next five years. With a few different variables at play, roofing labor is generally between $1.50 and $3.00 per square foot. The total cost of the labor is generally based The article is 100% on the money. Either way, we are stuck with paying the higher cost, because we have to have a functional roof, or our home would be worthless. Also, as a homeowner, I have to understand that I may be held liable for anything that happens on my property during the installation. Just got a quote for 51 squares to be installed in Lehigh Valley, PA for $40,000!!! Needless to say, the more complex the roof is and the more labor it requires, the more it will cost. The current roof is about 20 years old. Now we are looking to buy a new home outside of Seattle where we moved to recently. In the Mid-East coast, $350 per square is the lowest we can run and not lose money for a standard roof, but that’s just for the insurance work. LMFAO. So, the whole job was under $6k. If you have a flat roof, then the square footage of the uppermost floor of your house is the total for materials needed plus 10% more for waste. That’s only $86.66 a square. Every roofing contractor wants to know how much to charge per square. I am a sales manager for a local roofing company and I try to get as close to $225/sq. How experienced is the crew? Give them a call!! With a few different variables at play, roofing labor is generally between $1.50 and $3.00 per square foot. Replacing an asphalt roof with new shingles will cost between $5,400 and $9,000, or an average of $7,211 for a 2,000 square foot home not including old roof removal. 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. If your roofing professional discovers structural issues in the rafters after removing your old roof, you could have to pay an additional $1,000 to $10,000. A green roof is where either all useable space on a roof or a portion of the useable roof is covered in live vegetation. All of the above for $23,938.00. I was offered to have a ridge vent put on my roof for $1,200, or a 4 turtle vents are good enough. As far as the bottom-line price for a job is concerned, many homeowners would rather pay a bit more for a quality product and exceptional labor/service rather than try to find the cheapest guy in town. Premium Shingles. You’ve received some very competitive quotes for a two-story house with a 35 square hip roof, plus a tear-off (presumably) since there is a dumpster. Roofing contractors often refer to the price of their services in "per square" terms. Cost factors that will affect your roofing project prices include: The total cost to reroof a house with new shingles is between $4,707 to $15,690 which includes old roof removal, new roofing materials, and professional installation. When you multiply that number by a multiple of three, you are now in the $600 to $900 or $6.00 to 9.00 range. The prices seem all over the map, but pretty much within the range we outlined in this guide. However, some areas on the roof have up to five layers of shinles. We basically still figure the same way. You provide very good content and feedback. That said, depending on the quality of slate roof tiles you get and the contractor you choose to hire, your cost for a quality slate roof in the DC area, could range anywhere from $15.00 to $30.00. My price up to 6/12 pitch starts at $300 square for one layer tear off. Without knowing all the particulars, we believe that $400 to $450 per square would be a more competitive / fair bid for a new roof in your area. 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. What kind of workmanship warranty will you get? I have gotten quotes ranging from $10,932 to $12,862, but would like to get the job for $9,000. 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. 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. At $150 per square, your total cost of materials is roughly $6,000 ($150 X 40 squares) for this job. For instance, labor costs can range between 62% and 75% per 1,600 square feet. Other cost factors considered for this square rate are: We are not sure if this is a hip or gable roof, so we are assuming the roof size is approximately 2,000-2,200 sq.ft. The average cost to install a new clay tile roof costs between $15,000 and $45,000 depending on your roof size. ft. single-story house in Houston, Texas. The average cost to reshingle a roof is between $4,000 and $10,000 depending on the materials used for reshingling your home. The term Per Square in a bid is used as an all-inclusive phrase that covers all materials and labor. . A metal shingle We just had our roof replaced and the estimate was $6,850.00, but the final bill came out to be $13,172.00. I bought the shingles and all the materials for about $2,600 with my military discount at Lowe’s, and hired some roofers to do the work for $2,850 cash. were extras. Yeah, right. Normally, a simple detached garage should add very little to the quote, overall. New flashing will need to be installed, plus new fascia board all around. The estimate says 22.66 squares which I assume is the amount of shingles the roof needs. 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. Material and especially labor costs vary a lot in different parts of the US. Prices don’t change. Thanks. There are also many older roofs that have several layers of asphalt shingles baked onto the roof deck. Thank you so much. The cost of a new flat roof is on average (nationwide) $300 to $325 per square for labor and materials, and the project takes about three days. As of 2017, median roofer pay is $18.74 per hour or $38,970 per year, according to the Bureau of Labor Statistics. The angle of your roof will most likely have a pitch between 4/12 and 9/12 (18.4 degrees and 36.9 degrees). As the name implies, built-up bituminous roofing consists of a number of layers of various roofing materials built-up, one over the other. If there are no soffit vents, then a solar-powered vent sounds like a good option. 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. 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. We will also assume that it’s a fairly steep roof and that there are large overhangs on each side of the house to help explain why the roof size is so much greater than the area of the home itself. Severe wind damage took off about half of my roof. felt paper on all other areas. Check with your insurance broker before beginning your project to see if they offer any discounts and if they are restricted to specific brands. Those lines have to come together when you meet back up again over a dormer, etc. I will build you a garage for that and put a roof on your house!!! Given the importance of the roof, and the potential for significant problems, we suggest looking for bids from the roofing professionals we have on HomeGuide before making a final decision to do the work yourself. The current tile roof is flat gray concrete and I think an architectural shingle in gray that looks like slate would be a great alternative. ft. garage with architectural shingles for $32,000. This leaves us with $8,250 to install 15 squares of GAF Timberline shingles vs. $6,000 to install 15 squares of Atlas Pinnacle shingles. I’ll cover up to 2 sheets of deck sheathing, if needed. Tear off 1 layer that was stapled over plywood. ft. (square foot) or the metal roof cost per square or the cost of a metal roof vs. shingles obviously makes a difference, but there are other factors including the aesthetics of your property, the you were quoted for IKO architectural shingles, that’s going to be a huge win for the contractor. Take all into consideration as you look for quality roofing Many roofing warranties are 25-years, but a small subset of roofing material manufacturers provides a lifetime warranty which typically applies to high-end products. I also have 40 PV solar panels on the roof. Cost to Tear Off & Replace Roof In Arizona. Also debating whether to use Grand Manor because of the look and weight, but I really like my Highland Slate and it is very cost effective. Still, I was shocked at the quote, because only 2 years ago, when I got 3 separate quotes, they were all under $7,000! Is this cost reasonable or am I being overcharged for the work? Both houses had a pitch in the region of 5/12. It’s a simple gable roof, which means it’s going to be a straight-forward and quick replacement job. It includes five nails, GAF, gutters & downspouts ($6,500), zinc strips ($3,400), ridge vent and caps ($1,400), and some other stuff. When calculating roofing costs per square, asphalt shingles run from $350 and $500 per square, metal or tin roofs costs $600 to $1,200 per square, and concrete or clay costs between $1,200 and $1,800 per square. In coastal California, especially near Silicone Valley/San Jose/Santa Clara area, the overall cost is likely going to be some 20 to 30 percent higher than the rest of the country, depending on the contractor. Be sure to only hire a company that specializes in slate roofing. Contractors wanting to offer better value to a homeowner will typically suggest installing architectural shingles. Lastly, you are probably not living in a major coastal city, where getting such a deal would be next to impossible. However, while small roof repairs are cheap and relatively easy to carry out by the homeowner, as long as safety precautions are taken, roofing a home is better done by professional roofers. Based on the details you shared, it sounds like you have a single story ranch with a fairly simple roof (inferred from the square footage of the floor plan vs. the roof surface area), plus a garage. In fact, the ridge vents shouldn’t cost more than a couple of hundred dollars extra for the contractor including materials and labor. We never saw any signs of wood shavings on the ground where they would have been cutting wood for the sheeting or studs. Also, not sure if the building permit for the installation of a new roof has been pulled or not, but in order for the house the be insurable under homeowner’s insurance, the roofing job must have had a proper permit issued for it, and in many states a registered installer must have put their company’s name on the permit. In the last few years, Colorado has been getting a lot of hail storms in the summer. That’s a pretty wide price range. Also, do you know how many layers of shingles are there on the existing roof? I imagine your roof had 3-tab shingles prior to the wind damage your home has sustained. Now: If the true roof size is only say 12 squares and taking into account that this is just a small rural town in Michigan, with fairly low real estate values, and a fairly simple single-story roof replacement job, we would not be surprised if you found a quality local contractor/installer willing to do the whole job for the total amount of say between $5,500 and $6,500 with all the bells and whistles and a proper workmanship warranty for the new roof. Not sure if the veterans also get the discount. I have been a roofing contractor in NW Pennsylvania since 1978. We’ll let you be the judge. Although, in some ways, 3-tab shingles are more difficult to install (despite being lighter in weight) than architectural shingles. Should I pay $10.5k and “hope” that professionals stand by the warranty or, invest $5k long term and buy a second roof in 20 years? You are lucky if a mobile home roof lasts 5 years. Cedar shingles or shakes: $13,000 to $20,400 We ended up paying about $3.75 per sq. Hoping he will pick up half the expense. Actual roofing contractors, not the tear your head off type charge about $275 – $350 a sq total. I’m sure you will have some! 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. Straight off the bat: It needs to be stated that not all roofs are made the same and not all roofers charge the same prices. A regular roofer will most likely butcher the installation. Some contractors include their overhead in the cost of labor, while others calculate it separately. Central Florida makes it a low-cost of living area, with relatively low housing values, which means the cost of local labor for a contractor is low. The average cost of new gutters is going to be close to $1,060 for 160 feet of gutters, or $3.60 to $28 per foot. Preparation is limited to an undamaged roof in perfect condition to be replaced. If I have to take off siding to re-flash the price goes up. #4. Massachusetts has a relatively high cost of living, especially around the greater Boston area. ft. or $450 per square to replace an asphalt shingle roof on a typical single-family house. I’m assuming you hired illegal immigrants with no insurance, or workman’s compensation to strip and install shingles for $95.00 a square. Our research shows that most contractors will price their asphalt shingles roof replacement services at $4.00 to to $7.00 per square foot or $400 to $700 per square (100 square feet). Standing seam: $14,450 to $20,400 Replacing 3 skylights. All in all I am a satisfied customer and will now be getting a wind mitigation evaluation done which is supposed to significantly lower my homeowners insurance. Additional features on the roof, like chimneys, skylights, and ventilation pipes. Actual costs will depend on job size, conditions, and options. Like other types of roofing, TPO systems are priced in 100 square foot sections, commonly called “squares”. Add another $200 to remove the old roof, and you have a total cost of $630 to replace a shed roof. On a 1,500 square foot roof, that's a total material cost of around $250 to $300. We’re assuming you are going with architectural shingles, not 3-tab, since you want a long-lasting roof. Our view is that $588 per square is definitely on the steep side as far as residential roofing estimates should go in that part of Pennsylvania. I live in a 1,750 sq. The actual cost will vary depending on whether it is a composite asphalt shingle roof or a fiber cement (concrete) composite shingle installation. How to Measure and Estimate a Roof Like a Pro? Hi Carl, it sounds like you’ve got yourself a great deal indeed and thank you for your service! Note that there can be a significant difference in price between different types of concrete tiles. Let’s add in another $1,000 to account for the cost of building permits and waste removal and disposal fees, and we end up at roughly $7,000 in terms of costs of materials and supplies including the estimated waste disposal charges. I would recommend asking for a 20% discount. He must be using a different tape measure. Haul-away fees: This cost will be entirely dependent on if the roofing company you choose owns his own dumpster or has to rent one. Those are very important intangibles to consider. I have lived in the DC area for a long time and my current roof – 2 years old – is CertainTeed Highland Slate that I am very happy with. + Labor Cost (remove and dispose) $32 per hour 32 $1,024 6. One of the essential elements in working out the cost for your new roof is factoring in the pitch of the roof. $221.67 per 100 sq.ft. I’ve got 4 bids ranging from $250.00 to $315.00 per sq. If a chimney flashing, etc. This can cost approximately $500-$800 per square. A perfect example of why the hard working middle class American is becoming extinct. Not in my eyes. Anyways, we wanted to make an offer on the house that needed a new roof. 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. I suspect price gouging and would appreciate learning the difference and knowing what is a fair price for a roof such as mine. It’s also important to do your due diligence when selecting a roofing contractor to make sure they have a worker’s comp, umbrella insurance, and an overall decent track record of success in delivering quality service. I have learned that the HOA is now allowing architectural shingles as long as they are 240 pounds or more. The average cost of a new roof is between $4,707 and $10,460 depending on the roof size and materials used. To say a 30sq up and over 4:12 ranch house should have the same per square price as a 30sq 3-story 12:12 pitch 3-layer asphalt tear off with cedar shakes and 8 dormers is crazy. You get what you pay for. With premium shingles, such as 50-year architectural shingles, your total average cost could range from $450 to $750 per square installed, or anywhere from $9,000 to $15,000, depending on the company you choose to hire, roof access/difficulty, your home’s location, etc. You don’t need to drill holes in standing seam to install the panels: https://www.roofingcalc.com/why-standing-seam-solar-metal-roof-beats-tesla-solar-roof/. Typically All materials with tax is around 125.00 per sq and Labor is the same for a 1 layer 4/12 pitch tear off. In most states, you are allowed to have up to two layers of asphalt shingles installed on your roof at a time. In summary, we have a simple gable roof on a single-story ranch, with only one layer of old shingles to be removed. Many, now 15 year old architectural roofs, have 3 tab caps that are shot, while the rest of the roof still looks good. Slate roofing is one of the more expensive materials with a national average cost of between $22,200 to $37,000 with most homeowners spending from $14,800 to $44,400. Slate is very labor intensive to install. This is a common question, but the answer is not so simple. That’s why it’s important to get at least a few quotes from reputable pros in your area. Aluminum shingles: $12,750 to $18,700 A typical roof replacement quote will normally include the removal and disposal of up to two layers of old shingles. On the low end, we would have a quote of $6,000 for the warrantied roof replacement on a 15-square roof, and on the high-end of the spectrum, we would have a quote of $8,250. I am in Michigan, where you can wait for 5 minutes and the weather will change. A recent quote from Home Depot for replacing a 2,000 square foot roof with a new asphalt roof was $21,481 which is $1,074 per square, or $10.74 per square foot. It has two layers of shingles on now. The roof will need new flashing. Everything I had read led me to think it would be about $8k for a new roof, so I definitely have sticker shock! In general, metal roofing has enjoyed a major spike in popularity over the last decade. My two cents. These prices would be the same if you were looking for the cost of a new roof for a detached house or workshop of a similar size. Two ladder jacks and one plank on extension ladders moved across bottom of roof gets your 1st. Thank you for sharing this. The average cost of the job ranged from $1,000 to $1,5000 and some contractors will charge by the hour running from $40 to $80 an hour. Such a rapid increase in the asset prices has resulted in increased demand for home services, with strong inflationary pressures pushing up the prices for major remodeling and home improvement services including roofing. Let us know how it goes and best of luck! What do you think? Please comment if you have a thought and, at the very least I’m sharing the range of local price-points. Straight Off the Bat: It needs to be stated that not all roofs are made the same and not all roofers charge the same prices. A typical 300 square foot project costs $167.73, with a range of $150.59 to $184.87. *Roof lifespan depends on the quality of material and installation. Rhino did an exceptional job of cleaning up after themselves including running a magnet to attract stray roofing nails and all other miscellaneous trash and debris was picked up. The roof is not an “easy roof”… it has a lot of different angles… The house is 3 floors with an addition and garage. Any thoughts on the prices in this area? https://www.roofingcalc.com/concrete-tile-roof-cost/, PV solar panels can be attached to the raised seams, https://www.roofingcalc.com/why-standing-seam-solar-metal-roof-beats-tesla-solar-roof/, https://www.roofingcalc.com/pros-cons-gaf-shingles/, https://www.roofingcalc.com/pros-cons-atlas-shingles/, https://www.roofingcalc.com/gaf-vs-certainteed-roofing-shingles/, https://www.gaf.com/en-us/for-homeowners/warranties, https://www.roofingcalc.com/pros-cons-owens-corning-shingles/, https://www.roofingcalc.com/best-roof-types-for-florida-and-coastal-areas/. This also eliminates concerns with voiding the roof warranty. Using the GAF roofing system with GAF Timberline HD shingles. Without knowing the above parameters, it’s a bit difficult to advice you, but we do think that $9,000 would be a reasonable counter-offer to make given the range of estimates you’ve received thus far. Obviously, the quote for $40,000 seems like a rip off given lower-priced bids. Another thing to consider is the amount your home insurance will increase per month after a claim. My current roof is close to 23 years old. Add another 6 inches for the roof to extend over the front of the window. You could negatively impact the resale value of your home. Okay we live in Downey, Ca (90242). 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. You don’t have to put on the upgrade system to get a good roof, though. Shingle edges are curled, or shingle tabs are cupped or cracked. This quote is for IKO architectural asphalt shingles, it does not include tear off or sheeting prep, only the underlayment, ice and water shield and flashing. With most professional — licensed & insured roofing contractors, the installation cost is usually about 60% of the total cost. Well I can tell you that certainly ain’t the remodelers that have been in business for 25 years and are processing 10-15 roof replacements per week. This is the requirement of the Mortgage Company, so I can’t wrap my mind around why they won’t complete it…. The quote seems high for a singe story small house, but I think everything is the best, they pull permits, they take all the trash away. Thank you Stefan, you’ve raised some very important points! Florida has the strictest roofing laws in the nation. For example, GAF Master Elite certified contractor installing a complete system from GAF can offer you the GAF Golden Pledge warranty. 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