need new roof, how much is it going to cost me?

danger boy

Today we had some pretty strong winds and more than a few of the shingles lifted up and a few ripped off... i can tell the roof needs to be replaced. I was hoping to wait till next year.. but now I'm thinking maybe this summer might be better.

my house is small.. 1300sf. roof has a very steep pitch. so it's not a job I could do without killing myself.

so I need to hire someone to rip up and remove the old shingles, and install new ones.

I have no idea how much a roofing job with say. 25 or 30 yr standard shingles should run for a house like mine.

anyone ever have a similar roof done on their house?

what else should I be aware of that a roofer might try and sell me?

I'll take bids of course and go from there.. but any ideas on what to do and what not to do?

virtualdean

danger boy wrote: »

Today we had some pretty strong winds and more than a few of the shingles lifted up and a few ripped off... i can tell the roof needs to be replaced. I was hoping to wait till next year.. but now I'm thinking maybe this summer might be better.

my house is small.. 1300sf. roof has a very steep pitch. so it's not a job I could do without killing myself.

so I need to hire someone to rip up and remove the old shingles, and install new ones.

I have no idea how much a roofing job with say. 25 or 30 yr standard shingles should run for a house like mine.

anyone ever have a similar roof done on their house?

what else should I be aware of that a roofer might try and sell me?

I'll take bids of course and go from there.. but any ideas on what to do and what not to do?

check with your insurance company 1st. It might be covered..
I recently redid one of my bathrooms because the toilet wax ring slowly leaked over years...ripped up the floor, new wood all around, new ceramic tile, new cabinet, ...A year later I found out it was covered..DOH! too late.

nooshinjohn

virtualdean wrote: »

check with your insurance company 1st. It might be covered..

That was my first thought, and if they don't cover the entire bill, at least they may take care of part of it.

danger boy

i do plan on doing that in the morning first.. my insurance agent is great. been with him for 20 years.


but the bottom line is that the roof does need to be replaced anyway.. this is just to take care of the shingles that need attention till it can be replaced.

JUst looking for a rough estimate on roof replacement for when the time comes. so I don't end up in a coma after as I see an estimate.

does $4,200 seem reasonable? this is not an estimate.. just me throwing out a number I thought a neighbor paid for hers a few years back.

virtualdean

danger boy wrote: »

i do plan on doing that in the morning first.. my insurance agent is great. been with him for 20 years.


but the bottom line is that the roof does need to be replaced anyway.. this is just to take care of the shingles that need attention till it can be replaced.

JUst looking for a rough estimate on roof replacement for when the time comes. so I don't end up in a coma after as I see an estimate.

does $4,200 seem reasonable? this is not an estimate.. just me throwing out a number I thought a neighbor paid for hers a few years back.

I'd say its reasonable for a small roof. Add another 30% or so. Go for the gold and get it all. Why worry about it anymore?
Just make sure your contractor hires legal labor and is insured..U don't need some yahoo falling off your roof and you being liable.

danger boy

no that figure I threw out was for total roof replacement.. not just for the repairs. i know repairs would be a lot less than that.

kcoc321

Al,
To do an accurate estimate you need to know:
Actual square footage of roof area (denoted in 'squares' which is = to 100sf)
Are you doing a full tear-off?
What is the roof slope in x:12 ie x feet rise in 12 feet run.
Are you going to install ice dams? I would.
Is your roof ventilation up to snuff? This is a good time to bring it to requirement. I really like continuous ridge venting. Poor ventilation will 'age' your roof faster than normal, especially in a area of extreme climates, like Spokane is.
Also, this is a good time to add roof vents for bath fans that need ventilation.

Now should be a good time, as labor is cheap. And you 'should' be able to get some insurance for "wind damage".

Let me know the answers to the above and I can look it up in my estimating program

cbl117

for an 800 sqft house in LA new roof was $5500. 30 yr shingles, haul away, replace rotted wood...etc. Adjust accordingly.

hoosier21

I just had an estimate on my roof, I have 1370 sq foot under roof.

Using a grade A company, tear off, and replacement with standard 25 year 3 tabs shingles was $ 9,300.00.

PerfectCreature

My father used to be a roofer...it isn't cheap...but, you know it is your house...so I wouldn't skimp and go the cheaper route...
Just saying... I'd get the better quality...you know?

cincycat13

Be prepared for an adventure. Hurricane IKE...remember him? took out my roof in Cincinnati. I had a very detailed estimate for time and materials done by my insurance adjuster (Nationwide) So I knew I was just under 18 squares of roofing material with standard labor rates came to around $6000.

I had a "brick and mortar" local contractor provide an estimate. At first they refused to show up unless my spouse was present at the same time...oh here comes the upsell... anyway he started at $9000 range...was down to $8000 before he left and was offering more discounts if I would sign before he left...of course he claimed I had about 22 squares of roof and could tell from the ground ... versus my insurance guy who spent 2 hours on the roof.

IIRC ... I had the job done for around $5800 with a full tear off and 30 year Certainteed dimesional shingles on a 2-story but no steep pitch. Of course this contractor did not want to get a city permit and wanted to do labor on Saturday (when city inspector does not check work in progress). Best of luck and do your homework. Accurately knowing the surface area (squares of roof) should help you deal with contractors.

tryrrthg

I just had the front side of my house done before I sold it. got estimates from 3 or 4 companies all of them came out almost exactly the same at around $3300 for tear off and replacement with 30 year Certainteed dimesional shingles on a pretty steep roof. I can't remember how may "squares" it is but the house is around 1400 sq ft with the front of the house having a large dormer which adds a lot of roof space. One of the companies wanted $1600 to do the back side of the house for a total of right around $5000.

Ricardo

Back when Ike winds hit us there were many houses in the area that had a few shingles removed and had the complete roof replaced by the insurance companies. Some were 7-10 years old houses.

Not saying this is right...but you should check with your insurance.

Jstas

No, it's not cheap at all. The roof on my house cost just over $11K when it was done like 4 years ago. But a bunch of the sheathing was rotten so there was oodles of repair work that had to be done. Price changes based on what repair work has to be done. Best thing to do is start calling roofers and get estimates. Have them look at it too.

But it may cost a bundle now, but for me, over 30 years, it's about $375 a year which isn't bad. Take $2K out of the price for the repair work 'cause that should last much longer and it comes down to just over $300 a year. When you look at it that way, it's not that bad. It's also probably the most important part of your house to maintain properly with your siding following up a very close second.

mhmacw

danger boy wrote: »

Today we had some pretty strong winds and more than a few of the shingles lifted up and a few ripped off... i can tell the roof needs to be replaced. I was hoping to wait till next year.. but now I'm thinking maybe this summer might be better.

my house is small.. 1300sf. roof has a very steep pitch. so it's not a job I could do without killing myself.

so I need to hire someone to rip up and remove the old shingles, and install new ones.

I have no idea how much a roofing job with say. 25 or 30 yr standard shingles should run for a house like mine.

anyone ever have a similar roof done on their house?

what else should I be aware of that a roofer might try and sell me?

I'll take bids of course and go from there.. but any ideas on what to do and what not to do?

i just replaced mine last august. i did it my self and then called certainteed to verify the warranty. the most important thing i noticed while researching proir to the job was in any given material type there are several classes. in most cases the top CLASS in any given TYPE isnt more than about 15% more in price. it makes no sense to buy 20 yr shingles at 17$ a bundle when for 3 dollars more you can get 35 yr. more acurately its likely the difference between 130 a square for the cheap **** and 150 a square for the good stuff. when your only adding 5 or 6 hun to the over all bill of 7 to 10 thous it seems like a no brainer to get the good stuff. i have 18 square and 2 dormers for a total of 21 square. its also 30 ft up to the gutters so that added a little bit. the bids were consistant at 7 to 8 thousand dollars for roof only. plus a small margin for the better materials i wanted. that didnt include any unforseen damage like dryrot or broken sheathing. it was the fault of the tree and wind so my insurance covered it. i bought the materials for a shade under 3k and did it on my own. i put 6k in the bank....not bad wages for 3 weeks worth of work eh ? haha. in that 3k i also rebuilt over 1/2 of my soffet(80 ft) and had seemless gutters installed complete. covered my porch roofs with 2 helpings of aluminum paint...blah blah basement shelves and other little stuff. good luck be sure to fire one at your ins company it just might get a buck or two!

jdwmap

If you had wind damage recently in your area, you can bet everything just went up. Also, if you have a steep roofline, there are a lot more shingles on that than a flatter roof and it is a lot harder to install. The price you are at though seems closer to the price of a metal roof (If I ever replace my entire roof, I am buying a 30 year metal). The higher price of oil also effects the cost of the roof. Regional prices vary a ton, especially if you are close to where they make the shingles.

disneyjoe7

Gee maybe I should think about moving up north again... My roof replaement last year was $10,600.00 it lasted only 15 years. So that breaks out to $706 a year, but then the AC died last year also so at $6800.00 its $453 a year.

Now let's not get pool equipment cost in this

mhmacw

4 hip/2 dorm/ 9/12. we've saved a grand in heating this first year as compared to the five previous years.

ryanjoachim

Well, I WAS looking forward to buying my own house sometime in the next 10 years...now i'm not so sure.

Thanks guys!

danger boy

all good info guys... i appreciate it.

so when I call my insurance agent today... he'll come out and look at the roof and probably get on it or have someone else do that..

how do I work it so they can pay their part of the roof replacement? i doubt they'll pay for an entire new roof.. that I know won't happen.. but I think it doesn't make a lot of sense to repair this roof when the entire thing needs to be replaced.

Now where they heck am I going to come up with that kind of money? I guess my bank could do a home equity loan right?

madmax

I had mine done about 5 months ago and it was $11K. Insurance paid for it because of hail damage. A house that size I would guess maybe 5-6K?

danger boy

madmax wrote: »

I had mine done about 5 months ago and it was $11K. Insurance paid for it because of hail damage. A house that size I would guess maybe 5-6K?

wow.. 11k is a lot. how did they figure out the entire roof needed to be replaced from hail damage?

steveinaz

You gonna be in the house long enought to re-coup the cost (equity)? Just a consideration for the repair vs. total replacement scenario.

danger boy

Steve, yes plan on staying in the home to re-coup the cost. no plans on moving anytime soon.

Tony M

mine last yr. was 5100.00 for 1200 sq.ft. and 30 yr. architectual shingles + flashing all around and roof peak ventilation. It was a first rate company too.

Whole tear off, replaced some wood and the trash they left behind fit in the palm of one hand.;)

You get what you pay for with roofers too.

FiveORacing

I just did a tear off and replace of a new roof on a 1200 bungalow, new facia aluminum and gutters for $5000. 50 year top of the line dimensional shingle.

danger boy

5k-ish sounds about right for a roof this size.

talked to my ins agent.. says that it prob would not be a good idea to file a claim with the ins company.. because it will raise my premium by $100 yr for three years. Yikes. i don't want that..

so i'll just pay for it out of pocket for the repairs or replacement. gotta get some estimates next.

tryrrthg

danger boy wrote: »

5k-ish sounds about right for a roof this size.

talked to my ins agent.. says that it prob would not be a good idea to file a claim with the ins company.. because it will raise my premium by $100 yr for three years. Yikes. i don't want that..

so i'll just pay for it out of pocket for the repairs or replacement. gotta get some estimates next.

That's $300 compared to THOUSANDS of dollars out of pocket for a new roof. Get it checked out. You don't have to file a claim if it turns out that you just need a repair. But you at least want the option of getting insurance to pay for it if it's a high dollar fix.

Get a roofer our there too, they may tell you it's weather damaged and help you get your insurance company to pay for the replacement.

madmax

danger boy wrote: »

wow.. 11k is a lot. how did they figure out the entire roof needed to be replaced from hail damage?

It gets a certain look to it. I personally could not tell it was damaged but the insurance and the contractor could easily tell. What happens is the asphalt gets knocked off. One big tell tail sign is a bunch of asphalt at the drains. The house is fairly big, thats why so much.

Jstas

Another thing I just thought of, tax abatement. A new roof adds taxable value to a home. I know in NJ, that if you do repair work and upgrade your roof from say, a 15 year roof to a 25 year roof, it may be a repair but it's also an enhancement. That's great. Only thing is that enhancement adds value. BUT! In NJ, you can go to the municipal hall where your property taxes are levied and apply for tax abatement. In NJ, it's 5-7 years where the value of your enhancement is not calculated in the tax rate you are charged.

I got charged this for my siding because my siding has a polyethylene backing which adds an R value over the asbestos siding that was there previously. The qualified it as an enhancement. The tax abatement gets me off of the taxes on the extra 20 grand in value I picked up on the house for 5 years. By then, I should have recouped about 70% of the cost of the siding in the tax abatement. It's worth it and can help offset the insurance premiums you might garner if insurance lets you put out a claim on it.

Jstas

madmax wrote: »

It gets a certain look to it. I personally could not tell it was damaged but the insurance and the contractor could easily tell. What happens is the asphalt gets knocked off. One big tell tail sign is a bunch of asphalt at the drains. The house is fairly big, thats why so much.

It's gotta be chunks of asphalt because the shingles will lose the little ceramic beads that are embedded in the tar as they age. But if chunks of the tar are coming unstuck from the paper/felt backing then the shingle has been compromised and no longer effective.

Here's an example of what madmax is talking about:



Granted, that's extreme and due to wear from an improperly drained dormer but hail damage will look very similar and over a much larger area.