This...That's why folks who try to compare what it would cost them to do the job are so surprised at what a legit company charges.
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Roofing costs ridiculous?
- Thread starter andyvh1959
- Start date
This...That's why folks who try to compare what it would cost them to do the job are so surprised at what a legit company charges.
sz0k30
Well-known member
A few years ago I needed my 1400 SQ FT ranch roofed. Got 3 estimates that ranged from $9,800 to $12,400 depending on 3 qualities of shingles (good, better, best). A buddy's of mine's sons are rough carpenters that deal with the other trades all the time. They set me up with one of the roofers they deal with that was looking to pick up a side job. He did my house roof for $5,800 using the best shingles!!!
After getting his quote on just my house, I decided to have him also roof my 1500 SQ Ft pole barn & 600 SQ FT barn style roof shed. All 3 for about $9,500!!!
That included tear offs & disposal of the old shingles.
After getting his quote on just my house, I decided to have him also roof my 1500 SQ Ft pole barn & 600 SQ FT barn style roof shed. All 3 for about $9,500!!!
That included tear offs & disposal of the old shingles.
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A friend of mine said his accountant told him the net cost to him per hour was $38 for an $18 an hour mechanic. That doesn't surprise me a bit. Most of the guys I know that started their own businesses went back to working for one once they realized the owner wasn't actually pocketing the difference between the labor charge and what they were getting paid.This...That's why folks who try to compare what it would cost them to do the job are so surprised at what a legit company charges.
FredWanaker
Well-known member
19 year old roof with shingles blowing off. Better start saving $500 a month for the new roof in 2 or 3 years. Expect prices to go up, not down. For every $1000 you save, a year from now it will be worth $900.
FredWanaker
Well-known member
$18 an hour to turn a wrench is $3,096 gross a month, or about $2,100 a month net. No one I know will work for that, let alone have to pay for their own uniforms and tools out of that..
65ranchero
Well-known member
I went to my electrical contractor who knows all the best trades in the area and got recommendations for a standing seam roof contractor.
he gave me the best one he knew .
Gave him a call and showed at the appropriate time.
Last year around mid May I got the quote for the reroof on a 2100 sf colonial with a (probably 12/12 roof pitch)
Complete tear off of architectural shingles 3 dog house dormers and porch roof. add ice shield
install Standing seam roof.
Remove all debris. $16,800 I agreed and said it will be late August before he could start. I had a couple of questions and never answered his phone after that, and then disappeared (ghosted every one ) including the electrician /building contractor who needed him to do a roof .
Now I have to start all over again
he gave me the best one he knew .
Gave him a call and showed at the appropriate time.
Last year around mid May I got the quote for the reroof on a 2100 sf colonial with a (probably 12/12 roof pitch)
Complete tear off of architectural shingles 3 dog house dormers and porch roof. add ice shield
install Standing seam roof.
Remove all debris. $16,800 I agreed and said it will be late August before he could start. I had a couple of questions and never answered his phone after that, and then disappeared (ghosted every one ) including the electrician /building contractor who needed him to do a roof .
Now I have to start all over again
Seppala
Well-known member
Here on Long Island my roofing job cost 11,750 in the summer of 2021. Total tear off of three roofs down to the lath. 1/2 inch plywood put down, don’t remember how many sheets, tarpaper and 11 square of architectural shingles.
JbTech
Well-known member
Seems most of the exorbitant prices are coming from highest cost areas in the country.
I had a contractor replace 8 sheets of plywood and reroof a 1640 sq ft house this last summer for $6500.
Yes, he said his supplies had gone up. Ice Guard replaced the tar paper.
This all included total tear off, dumpster, disposal and labor.
Beat the hell out of a self help project!
I had a contractor replace 8 sheets of plywood and reroof a 1640 sq ft house this last summer for $6500.
Yes, he said his supplies had gone up. Ice Guard replaced the tar paper.
This all included total tear off, dumpster, disposal and labor.
Beat the hell out of a self help project!
reader2580
Well-known member
I was prepared financially to have the roof replaced last summer. The roofer was honest and said there is no reason to replace it at this point. I only carry actual cash value on the roof right now so my homeowner's insurance will go up by $400 to $500 once the roof is replaced. That is another reason to hold off if it isn't absolutely necessary.19 year old roof with shingles blowing off. Better start saving $500 a month for the new roof in 2 or 3 years. Expect prices to go up, not down. For every $1000 you save, a year from now it will be worth $900.
Nobody really knows that the economy will be like in a few years. It could go south like in 2008 and roofers will be begging for jobs.
FredWanaker
Well-known member
I doubt it. If it happens it will hit real estate prices and 401Ks first, not roofing materials.
428PI
Well-known member
My home insurance told me the other day that some companies don't like to insure a new house account if it doesn't have a roof that is less than 5 years old. I paid 2300 to have half my roof replace 30 years ago. 12 years ago I had the whole thing done (insurance paid) and it was 7800. Today, I got on my garage roof and tared down some shingles that came up in the high winds last week. I replaced that roof 30 years ago myself. Still going but the fiberglass shingles can be torn easily. Didn't think the garage would last 30 years, that's for sure. The shingles I put down are on top of wood shingles. No tar paper either.
I have them on my house -- the problem there is the guys have to read the instructionsIf you want a real heart attack, try pricing out a tear off and re-roof with Presidential TL these days.
That was four years ago but I know some places trying to pay that. They can't get help what a surprise. Three years ago around here that wasn't bad. Now everything has changed.$18 an hour to turn a wrench is $3,096 gross a month, or about $2,100 a month net. No one I know will work for that, let alone have to pay for their own uniforms and tools out of that..
Any minute now.I doubt it. If it happens it will hit real estate prices and 401Ks first, not roofing materials.
gatewaysysop
Well-known member
I have them on my house -- the problem there is the guys have to read the instructions
Yup. Lots of outfits flat our refuse to install. The list of folks "select shingle master" certified by Certainteed in our area is pretty short, so of course they get you by the balls on the pricing as a result. Gotta pay to play I guess.
Ancient Iron
Well-known member
In May of 2020 my 1400 sq. ft. ranch on Long Island with the carport and 2 1/2 car garage cost me 13,600.00 Using gaf archetectual shingles with a complete tear off. And it was done in a day.
I just had a plumber run a gas-line under the same kind of arrangement. Referred by a contractor as he was looking for side-work. Definitely saved me some scratch. But, if that guy hurts himself I knew going in that it was my insurance on the hook and not workman's comp. If a roofer falls off your roof on a side-job, it's your homeowner insurance that is paying. So, when it comes to roofing and roofers I might not look to save some scratch. ; )A few years ago I needed my 1400 SQ FT ranch roofed. Got 3 estimates that ranged from $9,800 to $12,400 depending on 3 qualities of shingles (good, better, best). A buddy's of mine's sons are rough carpenters that deal with the other trades all the time. They set me up with one of the roofers they deal with that was looking to pick up a side job. He did my house roof for $5,800 using the best shingles!!!
After getting his quote on just my house, I decided to have him also roof my 1500 SQ Ft pole barn & 600 SQ FT barn style roof shed. All 3 for about $9,500!!!
That included tear offs & disposal of the old shingles.
The other side of “side work” is the warranty.
Yes, some here don’t believe the warranty is worth anything or very little.
Warranty starts with install and using the total system…….that why some( certified) installers require the drip edges replaced. Drip edge and the ice and ware shield.
Yes, some here don’t believe the warranty is worth anything or very little.
Warranty starts with install and using the total system…….that why some( certified) installers require the drip edges replaced. Drip edge and the ice and ware shield.
duneslider
Well-known member
I had my new house roofed last year, so prices were better than they are right now. My cost for a new house with no demo of old roof was 17k. House is a bit bigger and a bit steeper than you listed but I would think 12k for a roof right now is probably accurate. I have noticed the "big" companies are typically more expensive than the "little" guys. You do get a little more guarantee that things will be done right, or you will be taken care of if issues arise though. Some of these 4 dudes in a pickup roofers are only going to be giving you a taillight warranty.
The odd things is ... they are really not hard to install. Had my first done 25 years ago now and the guy showed up with a box -- in the box was two different colors of the shingles already cut to make the start (I think they go left to right) -- he had a big paint line across them so there was no way to mix them up when he put them together on a bench he set up. He figured out how many "starter sets" he needed and made them up. The samples were they for the guys to go back to -- Valleys can be confusing. The rest of the process is the same as any other ... Not doing a story pole is my pet peeve (is it called a story pole for a roof?) How many roofs do you see where they have the top row off and the cap looks wrong .... most visible part of the job and they screw it up!Yup. Lots of outfits flat our refuse to install. The list of folks "select shingle master" certified by Certainteed in our area is pretty short, so of course they get you by the balls on the pricing as a result. Gotta pay to play I guess.
My first was back when they were Celotex ... now they come in two different thicknesses. Funny the thicker are the original and Celotex had them as 40's now they are 50's. When I did an addition tot that first house I had to order the Certainteed (the had bought by then) ....they only had the thinner for my color .... matched perfectly (different roof). The thicker have a bit more shadow -- but you can't tell since they don't touch. It's a great looking roof
yelchevelle
Well-known member
I am in Birmingham Alabama. Roof was replaced 10ish years ago by previous owners with crappy materials. We bought house knowing that it needed replacing. I am hiring it out myself. Sub crew has insurance. I have 67-70 squares on my house garage and a little walkway. House was decked in late 50’s with 1x6’s or 1x8’s. Overlaying with 1/2” plywood on the house (110 sheets) and repairing a handful of sheets on the shop, I am going to be in it for 23-24k. I don’t know how you can do it much cheaper unless you did it yourself. I bought materials in December before pricing went up. Price also includes replacing some flashing and such too.
I'm in TN, and 5 years ago, I had a roof put on a ~1400 sq ft ranch similar to the OPs- easy job. With the "nicer" 30 yr shingles, it was ~$5500. A guy I worked with said that he got a quote just before covid hit, and a year later it went up 50%.
Justind97
Well-known member
I think a lot of you are only looking at this from the consumer perspective. Yes, some of the numbers that have been posted are insanely high, but $12k for a roof while not great isn't all that bad.
I'm not a roofer, but a business owner. There's a TON of overhead some are overlooking..
Labour rate, employment insurance, workers comp
Business insurance
trucks, trailers, tools
Gas
If they have an office and office staff, all the expenses related to that.
The owner gets a salary too.
It goes on and on. If you want the company to honour their warranty, you will have to pay the premium for them to actually still be around in any number of years. The guys that are working for next to nothing are not making money and are in actual fact losing money being in business.
I'm not a roofer, but a business owner. There's a TON of overhead some are overlooking..
Labour rate, employment insurance, workers comp
Business insurance
trucks, trailers, tools
Gas
If they have an office and office staff, all the expenses related to that.
The owner gets a salary too.
It goes on and on. If you want the company to honour their warranty, you will have to pay the premium for them to actually still be around in any number of years. The guys that are working for next to nothing are not making money and are in actual fact losing money being in business.
reader2580
Well-known member
The guys doing the work for next to nothing may not have the proper insurance or license(s), plus they may just pay their help in cash to avoid payroll taxes and worker's comp. They hope the customer doesn't ask about insurance or license(s). Not the right way to do things, but they still make money due to much lower overhead.
gtae07
Well-known member
We paid $6200 cash in September for a 1760ft² two-story house, including tear off and some sheathing repairs. They did it in a day. Didn't bother involving insurance because the roof was 16 years old.
I figured that was fair given supply issues and all. And there was no way in hell I was getting up there to do it myself. I'll do most other work, but ladders are a big NOPE.
I figured that was fair given supply issues and all. And there was no way in hell I was getting up there to do it myself. I'll do most other work, but ladders are a big NOPE.
jkeyser14
Well-known member
That would be a $50k roof around here.I went to my electrical contractor who knows all the best trades in the area and got recommendations for a standing seam roof contractor.
he gave me the best one he knew .
Gave him a call and showed at the appropriate time.
Last year around mid May I got the quote for the reroof on a 2100 sf colonial with a (probably 12/12 roof pitch)
Complete tear off of architectural shingles 3 dog house dormers and porch roof. add ice shield
install Standing seam roof.
Remove all debris. $16,800 I agreed and said it will be late August before he could start. I had a couple of questions and never answered his phone after that, and then disappeared (ghosted every one ) including the electrician /building contractor who needed him to do a roof .
Now I have to start all over again
mcbane
Well-known member
It is easy to wish down the labor costs. In CA even incompetent roofing labor will be charged at $50/hr with benefits and workers comp. Just the tear off of 3600 sq-ft can take a full day with only 4 guys working (maybe CA workers are just slow). And depending on the city, you will lose part of a day dealing with the city inspector, who will want to look for damage to the sheathing. I had 24 squares of asphalt shingle replaced and it took a crew of 3 guys 4 days to complete the work, including incidentals like some sheathing repair and portions of gutter to be replaced.
Right! Watch what happens if someone is seriously hurt falling off the roof.....The guys doing the work for next to nothing may not have the proper insurance or license(s), plus they may just pay their help in cash to avoid payroll taxes and worker's comp. They hope the customer doesn't ask about insurance or license(s). Not the right way to do things, but they still make money due to much lower overhead.
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reader2580
Well-known member
Which is exactly why I said it is not the right way to do things. However, it is one way guys can replace roofs cheaper and still make money.And watch what happens if someone is seriously hurt falling off the roof.....
23ford
Well-known member
Month ago had house reroofed 1100 sq ft tear off and reroof all decking good cut in ridge vent 4700.00 art singles
OP
andyvh1959
Well-known member
Interesting thread development. The range it seems for a basic roof (no valleys) on a 1200 sq ft ranch home is $6000 to $12000, meaning an average of $8000. Given that I still feel my sister paid at least $2000 too much for the roof job on her house. Perhaps the takeaway from all this is to research a bit more, check the national average, get at least three quotes from well known roofing contractors, and decide. Knowing my brother in law, he chose one of the top end roofing contractors in the area (lots of TV ads, nicely done, but a lot of them) got the quote and done. Fine for him. Got a good roof job done quick which in itself is of great value. For my roof I'll do a good bit more research and get more than one quote.
reader2580
Well-known member
We have a local home improvement company that does exceptional work, but you pay dearly for it. They have a large marketing and advertising budget. They do just about anything on the outside of a house plus insulation, but a big focus is roofing and gutters. They have an exclusive deal with Leafguard gutters so I have used them for gutters.
I tried to get a roofing quote from them in 2014, but just a quote was six weeks out. I got a quote and the job done within six weeks from another company.
I tried to get a roofing quote from them in 2014, but just a quote was six weeks out. I got a quote and the job done within six weeks from another company.
FredWanaker
Well-known member
Maybe for a 30 x 40 sloped roof with no valleys using tar paper and lower grade shingles plus staples. Here they have to tear off, put down 1/2 inch OSB, use all new metal and caps vents etc., a special membrane, nails, and then the higher grade reflective shingles that are Title 24 energy efficient. Add ridge vent etc.. Next year I think any vents have to be the special fire protection ones too.Interesting thread development. The range it seems for a basic roof (no valleys) on a 1200 sq ft ranch home is $6000 to $12000, meaning an average of $8000. Given that I still feel my sister paid at least $2000 too much for the roof job on her house. Perhaps the takeaway from all this is to research a bit more, check the national average, get at least three quotes from well known roofing contractors, and decide. Knowing my brother in law, he chose one of the top end roofing contractors in the area (lots of TV ads, nicely done, but a lot of them) got the quote and done. Fine for him. Got a good roof job done quick which in itself is of great value. For my roof I'll do a good bit more research and get more than one quote.
OP
andyvh1959
Well-known member
Yup, huge difference in state codes between California and Wisconsin. I think the minimum here is ice dam membrane from the overhang 36" up the substrate. From there you can apply the usual roofing felt materials. If the substrate is solid, edging, flashing, etc, all solid they stay as is. OSB is applied as needed but not mandatory. Venting is always good to update. I can understand the fire protection roof vents for many parts of California, but state wide? So when comparing roofing costs like we've done in this thread it's obvious where your roof is can make a huge difference.
Even today all in is at $300 per square would be the going rate even let’s jump to $400-$500Interesting thread development. The range it seems for a basic roof (no valleys) on a 1200 sq ft ranch home is $6000 to $12000, meaning an average of $8000. Given that I still feel my sister paid at least $2000 too much for the roof job on her house. Perhaps the takeaway from all this is to research a bit m
12 sq. Is $3600-$4800-$6000
TailGunner3000
Well-known member
Not to be disrespectful, but this is complete B.S. and not the way insurance works at all.I only carry actual cash value on the roof right now so my homeowner's insurance will go up by $400 to $500 once the roof is replaced. That is another reason to hold off if it isn't absolutely necessary.
reader2580
Well-known member
Please explain what is total BS about this? Right now I will get maybe 20% of the cost of a replacement roof covered if it is damaged. My insurance agent and I had a long discussion about the roof coverage. He said my insurance will go up when the roof is replaced because ACV will be 100% after the roof is replaced. He said it makes sense to go back to replacement cost coverage after the roof is replaced because the cost will essentially be the same.Not to be disrespectful, but this is complete B.S. and not the way insurance works at all.
When I had my roof done, I got three quotes; two were within ~$300 of each other; the third was ~$3K more. And they were all quoting the exact same job and materials. I was shocked that two bids were so close to each other. What's funny is the two businesses that gave the almost identical quotes were "old school"; two guys came out with a tape measure, were up on the roof for 10 minutes, climbed down, and 5 minutes later gave me the quotes hand-written on a piece of paper- tear off, ridge vent, felt paper, 30 yr shingles (my choice of manufacturer), etc. The third place that was so much higher took a few days to finish the quote. They did this really detailed quote itemizing everything, it was printed out... funny in comparison. I guess they were paying for that computer.
I gave the job to the middle bidder, I liked him better, and he did it for the same price as the low bidder. I gave them a few days' notice for when I wanted it done- no rain, and they showed up that day. They had a 4 man crew, plus the owner on the ground helping, and were done in a day. Did a nice job, no complaints.
In my area, I was surprised how few legit roofers there were at that time- it seems that they're like tree services and go out of business every 5 years. The two guys that gave nearly identical quotes have been in business for 20+ years.
Yes, apparently shingles have really gone up in price over the last few years. Same with lumber. The guy that said that his roofing quote went up 50% in a year said that it was almost all due to material costs increasing.
I gave the job to the middle bidder, I liked him better, and he did it for the same price as the low bidder. I gave them a few days' notice for when I wanted it done- no rain, and they showed up that day. They had a 4 man crew, plus the owner on the ground helping, and were done in a day. Did a nice job, no complaints.
In my area, I was surprised how few legit roofers there were at that time- it seems that they're like tree services and go out of business every 5 years. The two guys that gave nearly identical quotes have been in business for 20+ years.
Yes, apparently shingles have really gone up in price over the last few years. Same with lumber. The guy that said that his roofing quote went up 50% in a year said that it was almost all due to material costs increasing.
pcmeiners
Well-known member
"Injury risk would scare the hell out of me."
I checked, homeowners insurance covers workers you hire to work on your house, though I would recommend umbrella insurance also, which a home owner should have anyway.
Sightly off topic... Does your local building codes allow only a 1 layer roof? In NYC you can have up to 3 layers, but my home in PA only allows 1 layer. Assuming 1 layer code has to do with fire issue, making it more difficult to extinguish fire if multi layer roofing. As is I see no major issue of having 2 layers, 3 layers are too much in my book, and it looks like ****.
I checked, homeowners insurance covers workers you hire to work on your house, though I would recommend umbrella insurance also, which a home owner should have anyway.
Sightly off topic... Does your local building codes allow only a 1 layer roof? In NYC you can have up to 3 layers, but my home in PA only allows 1 layer. Assuming 1 layer code has to do with fire issue, making it more difficult to extinguish fire if multi layer roofing. As is I see no major issue of having 2 layers, 3 layers are too much in my book, and it looks like ****.