roof ?

[lovemytoys]

i need a new roof and i think the price is way off base .it a 1000 sq house .to rip off old shingles and install new 7000.00 is that fare ??

 

[littlejohn2009]

wow...I paid $2000 for a shop reroof. It had metal on originally. Its about 850 sq feet.

This is in Canada btw, and we expect prices to be a bit higher then in the US.

I suggest you go to your local building store, and get an estimate on the shingles. Then you can see what they are charging for labour, you'll be surprised I think...

 

[Mousefield]

I suggest you do some more research on this as $7,000. sounds very high.
In the past few years I had my:
#1 24 X 40 shop metal roof redone with torch on, flat roof
#2 14 X 70 mobiles homes. removed shingles and new tar paper/shingles 3/12 roof pitch
#3 24 X 40. new barn, fiberglass shingles/tar paper on my 5/12 roof pitch
On each of the 3 buildings none of the cost was over $2,500.00

 

[RxRatedZ71]

Wow, I agree. Someone is trying to hang you out to dry and have you pay their kids college tuition. I've got a materials list for my 4:12 pitch barn (30x40 +10x40 porch), and my roof square footage is just shy of 1400sq.ft. The cost doesn't exceed $2000. I'm using standard 3 tabs 20yr warranty asphalt shingles from Lowes (believe it or not they're the cheapest) at $17.00/bundle (3bundles/square) so thats $51/100 sqft. Roofing felt it a 30lb 200sq.ft roll at $14.50 from Lumber 2, and 7/16 OSB 4x8 sheets at $7.99 sheet. I'm looking at $935 for shingles, $450 for OSB, and $131 for roofing felt, totaling $1516.

Did the contractor drive a new, decked out 3/4ton or 1ton truck?? I think you are about to pay his annual payments with the estimate he provided you.

 

[wedge40]

If you were closer I'd gather my buddies together and we can do it for around 6 grand.
$7K sounds pretty high. For a house that small, one person who knows what they are doing and a couple of helpers you could knock it out in a weekend. Especially if you rent a roofing gun.

Have the guy break out labor and materials in his quote. You can then see what his profit margin on materials and get a ball park on what he charges for labor. Also what pitch roof are we talking?

Wedge

 

[UltraFlame]

It should only be about $3500 to $4000. Neighbor just had his done and he has a 2 story with 2100 heated sqft, so his would be about the same as yours in coverage area.

 

[woodlandfarms]

Where are you located? Our house in LA( 2000 sq ft slight pitch roof) was quoted between 12K for 40 year shingles. We also got a 17K quote for the new plastic roof.

We did our own roof up north (1600 sq ft) on our own for around 4K or so (all in, including roofing nailer purchase).

We will probably do ours in LA as well, its not that hard, just meticulous and monotonous.

 

[beenthere]

i need a new roof and i think the price is way off base .it a 1000 sq house .to rip off old shingles and install new 7000.00 is that fare ??

That does sound high, but without an idea where you are at, and what your roof is like....can't comment much on it being "fair".

Can you do it yourself? Can you get friends to volunteer their labor?
What equipment would be needed to get on your roof?

If you were in the roofing business, and needed all the insurance, the equipment, hire the help (debate over hiring illegal labor), do the paperwork of a small business (or have to hire an accountant), wait for jobs to come along (might be slow at $7,000), work only when the weather is good for being on a roof, have to worry about starting a job and having it rain suddenly, cover the open roof with a tarp when rain threatening, having the wind blow the tarp off and the insulation gets soaked, having to remove the insulation, and takes forever to finish the roofing job with hopes that your insurance is good enough to cover your losses as well as the homeowners losses.

Would you do this job for less than $7,000 ??

 

[lovemytoys]

If you were closer I'd gather my buddies together and we can do it for around 6 grand.
$7K sounds pretty high. For a house that small, one person who knows what they are doing and a couple of helpers you could knock it out in a weekend. Especially if you rent a roofing gun.

Have the guy break out labor and materials in his quote. You can then see what his profit margin on materials and get a ball park on what he charges for labor. Also what pitch roof are we talking?

Wedge

the front of the house is i think 8/12 and the back is 6/12 .the house has two built dates front 1963 and the back 1976 add on

 

[Robert_in_NY]

Well, in my mind $7k is way too cheap. Of course falling off a customers roof and breaking my back may have influence my feelings on what is cheap or not Personally, I think anyone that works on a roof should make a minimum of $1k a day

 

[FallbrookFarmer]

Well, in my mind $7k is way too cheap. Of course falling off a customers roof and breaking my back may have influence my feelings on what is cheap or not Personally, I think anyone that works on a roof should make a minimum of $1k a day

You just reminded me a house I built back in Chicago.
Had Earl and his crew show up on a 100+ degree day
As Earl is putting on some 3 tabs , standing on the very end of the soffit, I asked him, "aren't you afraid of falling"
His reply "Well, I bounce pretty good"
I left him alone after that

 

[aczlan]

We had two houses (1000ish sf and 1300ish sf ranch style houses) redone last summer for $7000. They did a full tearoff (including waste disposal), used ELK/GAF 30 year architectural shingles, good tarpaper under the shingles and "iceguard" in the valleys and for the edge of the roof.

This was a Mennonite owned company who did it (in two days), the other quotes we got were in the $13000 range. I wasn't worried about them doing it badly because my brother was working for them at the time and this company has done work for dad in the past which was excellent quality and similarly cheaper than the competitive quotes.


Aaron Z

 

[Pops15]

i need a new roof and i think the price is way off base .it a 1000 sq house .to rip off old shingles and install new 7000.00 is that fare ??

Not enough info to say if that's too high. I saw on your reply part of the house is 8-12 pitch. The roofer is probably figuring jacks and toe boards on that section.
Is the 1000 SF the size of the house or size of the roof? Big difference.
What type of roofing did he figure? Good shingles can run 3 or more times what 20 year 3-tabs run.

Where are you located? Labor prices, and overhead vary greatly from region to region.

Price is not the most important consideration....especially on a roof. You want a roofer that's licensed, bonded and above all insured. You want a roofer that has a good reputation. You want a local roofer. You want a roofer that will start and complete the job within a prescribed amount of time. Once you find a roofer that will provide quality workmanship, you need to make sure he uses quality materials. Stay away from cheap 20 year shingles. Labor costs are so high that it doesn't make sense to pay someone to install 20 or 25 year shingles.

 

[lovemytoys]

30 year ELK/GAF 30 year architectural shingles & ice barrier i will check roof tue and give size

 

[Robert_in_NY]

Not enough info to say if that's too high. I saw on your reply part of the house is 8-12 pitch. The roofer is probably figuring jacks and toe boards on that section.
Is the 1000 SF the size of the house or size of the roof? Big difference.
What type of roofing did he figure? Good shingles can run 3 or more times what 20 year 3-tabs run.

Where are you located? Labor prices, and overhead vary greatly from region to region.

Price is not the most important consideration....especially on a roof. You want a roofer that's licensed, bonded and above all insured. You want a roofer that has a good reputation. You want a local roofer. You want a roofer that will start and complete the job within a prescribed amount of time. Once you find a roofer that will provide quality workmanship, you need to make sure he uses quality materials. Stay away from cheap 20 year shingles. Labor costs are so high that it doesn't make sense to pay someone to install 20 or 25 year shingles.

It is amazing how many guys can mess up installing shingles. We constantly get called in to repair roofs and see lots more where good shingles are blown off or sliding off because the guys putting them on don't know how to nail in the proper location. They nail too high where the void is and the nails shoot through and within a couple months the shingles are sliding off the roof or blowing off. It is sad as these are with architectural shingles and they are one of the easiest and simplest shingles to install.

Definitely check references on anyone you hire though. Go back a couple years as some guys love to tar the heck out of things and that gets them through the first year. If a problem shows up its either immediately or after a year.

 

[Robert_in_NY]

30 year ELK/GAF 30 year architectural shingles & ice barrier i will check roof tue and give size

Elk shingles are one of the best that we have used here. Even after GAF bought them they still seem great. I will be using Elk on my own house unless something drastic happens. I have only ever used Owens corning shingles once and they seemed ok but I am hesitant to use them on my own house even though I have a good price from the lumber yard we deal with. I really do like Elk though and use them everywhere. They are on my tower stand as well as our barn (40 square of 50 year on the barn).

The shingles I don't like are IKO, BP and Tamko. All three feel cheap and the quality doesn't look to be there when installing them. no straight edges on the butt joints so your always second guessing yourself thinking your rows are crooked. Tar strips don't adhere very good either. The good news is their easy to remove later on as they don't stick together as well

 

[aczlan]

It is amazing how many guys can mess up installing shingles. We constantly get called in to repair roofs and see lots more where good shingles are blown off or sliding off because the guys putting them on don't know how to nail in the proper location. They nail too high where the void is and the nails shoot through and within a couple months the shingles are sliding off the roof or blowing off. It is sad as these are with architectural shingles and they are one of the easiest and simplest shingles to install.

On one of the houses that we had re-roofed last summer the people who installed the shingles (same as the ones we replaced them with) nailed ALL the shingles within 2" of the top of the shingle when they installed them in 2005.


Aaron Z

 

[Pops15]

On one of the houses that we had re-roofed last summer the people who installed the shingles (same as the ones we replaced them with) nailed ALL the shingles within 2" of the top of the shingle when they installed them in 2005.


Aaron Z

WOW!!!! That's sooooo wrong!