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Post by Jim Brown on Nov 14, 2009 9:15:20 GMT -6
I'm going to be talking to some folks this week about replacing a roof, and I'd like to go in armed with a little knowledge ... anybody know how much I should expect to pay per square for a complete tearoff/replacement with 30 yr shingles?
I know there are variables: part of the house is 2 story, but the pitch isn't steep. I'm just looking for a ballpark at this point. Also ... what else should I ask about? I've roofed a shed, but the stakes are a little higher with this.
Any guidance from the experts will be much appreciated!
Jim
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Post by TDHofstetter on Nov 14, 2009 10:39:22 GMT -6
How steep is the pitch? I figure about a 4:12 pitch is walkable without roofjacks (which add time & money to the project), but some guys are good to walk on a 5:12.
Last time I did a roof it took about 2 hours for tearoff & refelt & reshingle per square. That was with roofjacks, working alone, with a shingling hatchet instead of a roofing nailer. I like hammer-driven roofing nails a LOT BETTER than gun nails or staples.
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Post by Jim Brown on Nov 14, 2009 11:03:59 GMT -6
Don't know the pitch because I'm not in the house yet, but it's not steep. Let's put it this way ... I'd walk on it.
Not sure if I can get it done before snow flies ... we'll need a couple reasonably warm days. A lot depends on people's schedules. I'm just looking for a ballpark idea so I don't get taken.
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Post by TDHofstetter on Nov 14, 2009 11:13:09 GMT -6
You probably already know the prices for underlayment & shingles in your area, so labor's the only real figure you're looking for, right?
Figuring setup time & cleanup time... I think a labor price of something like $80 or $90 per square should be in line. Don't be surprised if it's more than a hundred, though.
Could I talk you into doing it next spring? The stickdown tar really WANTS one hot day to work... and I'd rather not have your shingles lying loose till next spring; one good wind & a bunch'll come off. They could use blind nailing cement under each shingle, but that'd cost a bunch extra - lots more time, plus the cement.
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Post by Jim Brown on Nov 14, 2009 11:36:16 GMT -6
Leaning towards spring actually ... since I'm buying house B without selling house A, money's going to be a bit tight until house A sells. But ... this roof is shot. Lots of curled shingles, etc. No water coming in. Yet. And there's some wild stupidity with regard to the garage that I probably won't be able to put off until spring. An extraneous overhang that comes down past the garage door to a height of 6' has to come off, so some roof will have to be replaced. If Michelle can't park the F-150 in the garage, it will be a long, cold winter.  |
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Post by lockman on Nov 14, 2009 12:40:37 GMT -6
What if you buy enough roofing for the house and garage, then just do the garage this fall? That way the house will have the exact shingles in the spring and mama will be happy. I have bought materials in the past then later gone back for another project only to find what I wanted was discontinued. Just a thought here.
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Post by larryh86gt on Nov 14, 2009 13:55:16 GMT -6
Jim - I'm not an expert in roofing but I am in the process of getting my ranch home re-roofed with a tear-off. I have estimates from $8300 to $14000 pretty much all for the same thing - tear-off, 15 lb felt paper, new 30 year architectural shingles, vent pipe flashings, ridge vents, ice guard where needed. All doing the same job but a big spread on price. It seems the bigger the roofing company, the higher the price. Get lots of estimates and go from there. Good luck.
Larry
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Post by Jim Brown on Nov 14, 2009 14:27:47 GMT -6
I have bought materials in the past then later gone back for another project only to find what I wanted was discontinued. Just a thought here. That would suck ... but it would go with the aluminum siding on the first floor, vinyl on the second motif. On the plus side, this place is priced a lot less than the place I'm selling ... so if I ever sell, these issues will be worth it. |
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Post by fredbelknap on Nov 14, 2009 18:58:06 GMT -6
Just a thought. If you went with metal roof you would not have to redo it in 20 to 30 years.
Fred
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Post by Jim Brown on Nov 14, 2009 21:03:31 GMT -6
Just a thought. If you went with metal roof you would not have to redo it in 20 to 30 years. Fred I hear you, but I'm not likely to be in the house very long. I don't want to get in any deeper than necessary. |
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Post by skoman on Nov 15, 2009 10:17:01 GMT -6
This is just food for thought since I don't know what code restriction you have up there. Is it necessary to to do a tear off? Can you or are you allowed by code to roof over a single layer of shingles? If the load can be beared, this could be an option. I grew up in northern michigan but didn't pay any attention in my early years to wind/snow loads or structural weight. Don't know about icing issues either. I remember as a kid my dad had de-icing flashing installed around the bottom 2 feet of roofline. All I remember about that was hearing the crashing of huge ice chunks onto the car before he did that. It was supposed to my car!  I feel you pain about doling out $$ for the roof. The two most important items in a structure: foundation and roof. If you loose either one the screwing come quick and costly! I'm looking at $230-$250 per sq. for tearoff, reroof, new drip, underlayment (30# felt or tyvek) and ridge vents. One last note...get pricing on any replacement roof decking or structure just in case you have some hidden damage. I'd rather know up front than find out in the middle of the project. |
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Post by Jim Brown on Nov 15, 2009 17:46:01 GMT -6
A coverup would be a possibility, but I'd prefer to have the job done right. We looked around the attic, and it looks like everything's good on that side, but I guess anything's possible.
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Post by imahic on Nov 15, 2009 21:27:48 GMT -6
The price you get for shingles now and what they are next spring could be different. Since they are made of asphalt and are affected by the price of oil, they do fluctuate. They will also be different depending on what part of the country you live in. We just deployed to Virginia and I will try to see if I can find what insurance is paying per square. One word of advice: Do NOT let someone put your shingle on with staples. Seems like every time I scope a roof after a wind storm, the ones put on with staples have large sections blown off where as shingles nailed down with nails may have damage to a few shingles but not the large patches I see on the stapled roofs.
Mike
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Post by Jim Brown on Nov 16, 2009 21:43:57 GMT -6
Interesting ... thanks for the tip, Mike.
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Post by imahic on Dec 1, 2009 21:42:27 GMT -6
Jim, sorry for taking so long to post the prices I referred to. We have been pretty busy working and it slipped my mind. CRS you know...lol. I looked up the price list for Richmond Va and it is running around 25.93 to remove 1 layer and 21.05(20-25yr shingle) to 22.69(30-40yr shingle) to remove an additional layer. The price being paid to put on 20yr shingles is 141.52, 25 yr is 159.45, and 30 yr is 178.29. Those prices include felt, shingles, nails and labor to install. All prices are per square. It might be a bit different depending on where you live but maybe that will give you a rough idea. Hope this isn't too late for you, but maybe it will give someone else some info. Any thing 7/12 pitch and over is considered steep and there is additional charges per square for that. Also if the roof is 2 story or more there is an additional high charge that may apply.
Mike
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Post by Jim Brown on Dec 2, 2009 10:44:44 GMT -6
Thanks, Mike. I'm waiting on an estimate on the whole roof right now from a guy who's going to do a little roof mod for me before too much snow flies ... nothing happens in PA during deer season, you know. The main question right now is buy the shingles now or wait until spring in the hopes that they come down a little (in price that is!). We're hearing they might come down some, but who knows?
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