Re-roofing costs

[Metalmill]

Can anyone give me a rough reality check on reroof costs? Let's say about 4,000 sf of roof (the house is much smaller but roof has high pitch).

I'm wanting some guesstimates for removing old roof and felt, placing water and ice shield around all openings and valleys, synthetic underlay for the rest, then installing top quality architectural shingles.

Would love comments from roofers or those who recently had this done.

Many thanks !

 

[patchap]

Your in Florida so can't compare with non Florida roofing.
A lot of extra steps in your area. Should be much more expensive than where I live.

 

[Streetbu]

I'll guess.. 12k all in thats $300/square installed. Figured $150/square for materials and same for labor.

 

[Bryanthegreat]

I'll guess.. 12k all in thats $300/square installed. Figured $150/square for materials and same for labor.

Mine was replaced last year to the tune of 12k and is similar to yours. Your market and needs like stated above could differ. You will probably have to get a few estimates to know for sure.

 

[sr71]

12k -15k

 

[cgrutt]

I would expect it to be closer to $400 / sq with the tear off and re-shingle and steep pitch or about $16K.

 

[readhead]

How many hips, valleys, ridges, roof to wall, etc?

 

[Metalmill]

6 valleys, three top ridges on gable ends, three peak ridges, a couple tricky transitions to a porch roof area. Great question, thanks!

 

[6768rogues]

Normally 12k to 16k. Since the hurricane last year, many FL licensed roofers are busy and are charging higher prices. I asked around and most have 9 to 12 months of work backlogged. If you did not get damage in your area, a lot of your licensed contractors migrated farther south where more money is being paid.

 

[Lunker]

$14-16K.....40 squares + waste 10% + Ridge + flashing chimney etc

 

[Super Sport]

Just had a roof put on here in MI. It was 25-30 squares, quotes came in $11-20k with two layers of tear off.

 

[metlmunchr]

Depends a lot on the OP's definition of "top quality architectural shingles". There's plenty of those out there today that push $350/square just for the shingles. OTOH, both Certainteed and GAF have premium line architectural shingles that sell for about $150/square. The really high end ones aren't necessarily any better, but rather come in different shapes such as hexagons, octagons, etc., or other unusual characteristics. These critters not only command a high price but also generally entail substantially higher labor costs too. Get real fancy and its not hard to end up with upward of $800/square for a complete job.

One of my neighbors lives in a house his grandparents bought in 1950 for $10K including 4 acres of land. The house has a hexagonal slate roof. The house is shaded and he has to rent a manlift every 2-3 years to clean the roof of moss and other growing stuff since you can't go stomping around on slate. For several years after he bought the house from the estate, he didn't pay much attention to the roof and it was about 1/3 covered in moss. Once a local guy who does slate, copper, and other high end roofs told him it would cost around $50,000 to replace the roof, he takes a lot better care of it

 

[sberry]

Looking at close to 500 a square.

 

[slow]

Florida pricing has gone crazy down here in orlando/central Florida. My 44 actual square roof, I had a quote in August 2017 for 14,*** and the same roofer quoted 21,*** last month. Lots of insurance money is at play due to Irma. I just signed a contract from a large local company for just over $500 a square (note, there are some modified bitumen sections, lots of valleys, 2 story with high pitch sections and cutting away old stucco for the modified bitumen replacement in that number)

 

[dave_dj1]

Depends a lot on the OP's definition of "top quality architectural shingles". There's plenty of those out there today that push $350/square just for the shingles. OTOH, both Certainteed and GAF have premium line architectural shingles that sell for about $150/square. The really high end ones aren't necessarily any better, but rather come in different shapes such as hexagons, octagons, etc., or other unusual characteristics. These critters not only command a high price but also generally entail substantially higher labor costs too. Get real fancy and its not hard to end up with upward of $800/square for a complete job.

One of my neighbors lives in a house his grandparents bought in 1950 for $10K including 4 acres of land. The house has a hexagonal slate roof. The house is shaded and he has to rent a manlift every 2-3 years to clean the roof of moss and other growing stuff since you can't go stomping around on slate. For several years after he bought the house from the estate, he didn't pay much attention to the roof and it was about 1/3 covered in moss. Once a local guy who does slate, copper, and other high end roofs told him it would cost around $50,000 to replace the roof, he takes a lot better care of it

Tell him to install some zinc plates up high, it will stop the fungi from growing. Google it. http://www.z-stop.com/

 

[Fixed]

Can anyone give me a rough reality check on reroof costs? Let's say about 4,000 sf of roof (the house is much smaller but roof has high pitch).

I'm not sure you can use sq feet to approximate for install difficultly... I know for example my parents is complex, but not very big, but adds a lot to the cost because the less-skilled/equipped/insured guys won't even quote it.

Sent from my Nexus 5X using Tapatalk

 

[yeldogt]

Tell him to install some zinc plates up high, it will stop the fungi from growing. Google it. http://www.z-stop.com/

Slate is 2500 - 3000k a square ... you can place ridge wash with some slate