Landmark Pro shingle offers a 15-year algae-resistance warranty vs. 10 years for Landmark shingle. They offered me a $3,000 discount to sign that day. Hi, I am located in Littlestown, PA. My roof is 42 squares and I am looking to get it replaced with premium shingles. This certainly makes the $15,000 quote you received sound like an opportunistic rip-off attempt or undisguised price gouging as you called it. Architectural or three-tab shingles, or weaving or flashing valleys is not rocket science. That’s definitely for a 3-tab. You get what you pay for…. Its distribution roughly corresponds to the distribution of the log building technique in the vernacular architecture of Finlandand the Scandinavian peninsula. This price includes up to 5 sheets of plywood replaced. Pro Tip: Smaller companies and installers that run a tight ship and don’t have a big overhead (expensive office, etc.) Also, from a contractor’s point of view, there is little difference between a 12-square and 15-square roof, as the job setup costs will be fairly close between the two and there won’t be much of a difference in terms of job materials and total labor costs. Owens Corning is a decent middle of the road brand of shingles that competes head-to-head with GAF. I would recommend asking for a 20% discount. Assuming the quote you received is for a mid-range asphalt shingle replacement, your sticker shock is well justified, as this quote is potently ridiculous for the area, given the simple ranch-style house and a simple roof with a single layer of original shingles. — In addition to composition shingles, materials may also include any necessary roofing felt/underlayment, ice-and-water shield, nails, ridge-vent, and roof flashing details such as valley, drip-edge, gable, and chimney flashing and caulk. In the Mid-East coast, $350 per square is the lowest we can run and not lose money for a standard roof, but that’s just for the insurance work. I have gotten quotes ranging from $10,932 to $12,862, but would like to get the job for $9,000. simple gable roof, we have a price of over $500 per square. A square is equal to 100 square feet of roof surface. Did you know? Yes, the actual roof area is always greater than the floor plan square footage of the house, because there are often two-foot roof overhangs on each side of the roof, plus the roof slope to account for. I am about to move to Sarasota, Florida and am negotiating with the seller on replacement of a failing tile roof. While it is true that $550 to $750 per square is the pricing range you would expect to see in the coastal North East and Mid-Atlantic region (Northern Virginia, DC, Maryland), this pricing would be too high for your area. — And that is using a 30 year dimensional shingle. A square is equal to 100 square feet of the 3-dimensional roof surface. Apply 15 lb. Surely, not a written warranty for which the company will stand and be there to address any workmanship issues in five years from now or so. A sod roof, or turf roof, is a traditional Scandinavian type of green roof covered with sod on top of several layers of birch bark on gently sloping wooden roof boards. Booming local real estate values also drive up the demand and prices for professional remodeling services. for their installers. Here is some info on different profiles for concrete tiles: In Seattle, we would recommend Malarkey shingles, given the local climate. Contractors wanting to offer better value to a homeowner will typically suggest installing architectural shingles. under-bidding their jobs and competing on price alone. Any thoughts on the prices in this area? on a single-story ranch in Houston, Texas. But, if it’s a properly vented roof, with no deck damage, then leaving the old ice-guard in place following the removal of shingles (which should be a breath with the underlay in place) may be plausible, depending on the particulars of the roof deck situation. We’re in the Washington DC area. A part of the increase in your total installation cost for premium shingles should be reflected and offset by a longer labor warranty (the promise of quality installation) provided with the installation. In other words, we believe a 10% discount on the quoted price is completely reasonable, given the local real estate values and the overall size of this project. Let us know what estimates you receive and how it goes! In a lot of counties in Florida, you are only allowed to use synthetic felt. Credit is good… high 600’s low 700. Did you know? Or should I upgrade and go for the expensive “Canada go green” solar attic vent? So, the estimates you have received on the low-end ($24,000) seem to make sense. An average roof size in the US is about 1,700 s… I’m also assuming that it was a 3-tab (low cost) shingles, not architectural shingles used on the job. . ft. or $450 per square to replace an asphalt shingle roof on a typical single-family house. Water runs downhill and wind can blow it uphill. Where are you located and was there any justification for the prices offered by the two high bidders? The actual estimates you receive can range quite a bit, depending on the contractor. You’ve received some very competitive quotes for a two-story house with a 35 square hip roof, plus a tear-off (presumably) since there is a dumpster. !” REALLY?? With premium shingles, such as 50-year architectural shingles, your total average cost could range from $450 to $750 per square installed, or anywhere from $9,000 to $15,000, depending on the company you choose to hire, roof access/difficulty, your home’s location, etc. Note: A low bid for a roofing job (such as a bid that is significantly less than $2.75 per sq. The benefits of a turf roof … I have been a roofing contractor in NW Pennsylvania since 1978. In some cases, the cost of materials may also include the cost of plywood, wood planks/boards, permitting, trash bags, and ordering a dumpster. I prefer a roof replacement that out lives me (I’m 52). You provide very good content and feedback. Other than that, there is really not a whole lot of difference, plus you get to save $750 with Duration Storm shingles. I know some companies, bid higher, initially, so they have “room” for discount. That said, on average, most contractors will charge between $3.50 and $5.50 per square foot or $350 to $550 per square (100 sq.ft.) $750 a sq, that’s highway robbery. Straight off the bat: It needs to be stated that not all roofs are made the same and not all roofers charge the same prices. On the high-end of the price range, you may have bids for fully-warrantied jobs from larger, highly-reputable exterior remodeling companies that only install high-end products from premium brands such as CertainTeed Landmark PRO or premium shingles from Malarkey, and have top certifications from their respective manufacturers. Oftentimes, you have to put in that extra time and effort to get it right, and that’s the reason why there is such a wide range in prices. Inside an office building downtown, street noise can be distracting. If a chimney flashing, etc. Your pricing guide shows this is way above average, but it’s not out of line with another quote I received. My current roof is 18 years old and has a few leaks. Right now, during the global pandemic, the demand for roofing services in the US actually exceeds supply (because many roofing companies have laid off many of their laborers and installers, and shrunk the overall size of their operations). I was offered to have a ridge vent put on my roof for $1,200, or a 4 turtle vents are good enough. Just sold my 7th roof this month in June right around $725 a square. Just wanted to add that when a homeowner serves as the general contractor, they are required to have written documentation separating them from liability for the crew, and to do that in Maryland as an example, the homeowner would have to be an actual licensed contractor to make those doc’s stick. Depending on the type and overall complexity of the roof (number of floors/levels, number of skylights, chimneys, and dormers, ease of access, and overall roof difficulty), choice of shingles, your home’s geographic location, and the contractor or weekend warrior you choose to hire, your total average cost for a composition shingles roof could range from as low as $3.00 to as high as $7.50 per square foot or $300 to $750 per square installed. Hope this offers a bit more perspective and insight into the mechanics of roof pricing methods, and how and why in some cases a homeowner may really end-up paying a whole lot more than they probably should for a premium shingles roof. $1,200 extra to install ridge vents is way too expensive and also a bit disingenuous, because ridge vents should be a normal part of the re-roofing job, and hence should not cost more than maybe a couple hundred dollars extra, in our view. Even regular asphalt shingle roof replacements in the vicinity of Washington, DC can cost as much as $7.00 to $9.00 per sq.ft. Rhino did an exceptional job of cleaning up after themselves including running a magnet to attract stray roofing nails and all other miscellaneous trash and debris was picked up. One important aspect of the quote you didn’t mention was whether this estimate for a re-roofing job comes with a workmanship warranty from the contractor. Now, factor in another $1,000 for disposal of old shingles (dumpster and landfill fees) and building permits, and you have $7,000 for basic materials and supplies. “A 30 sq roof would be $22,500. On the low end, we would have a quote of $6,000 for the warrantied roof replacement on a 15-square roof, and on the high-end of the spectrum, we would have a quote of $8,250. Rhino Roofing is located out of Tampa and I am in Ocala so they do travel outside that area. I believe the roof is 5,000 square feet. There are insurance specialist roofing contractors and the insurance company probably has their own contractors. Recently we had to put on a new roof on our home in Columbus, Ohio. ft. house. Note: we don’t see a whole lot of difference between 3-tab shingles and 30-year architectural shingles in terms of price. In coastal California, especially near Silicone Valley/San Jose/Santa Clara area, the overall cost is likely going to be some 20 to 30 percent higher than the rest of the country, depending on the contractor. This product can be used in conjunction with our unique Wildflower Roof Substrate. The prices seem all over the map, but pretty much within the range we outlined in this guide. Architectural shingles will typically cost you $50 to $100 more per square to install than the basic 3-tab 25-year shingles. The lowest price is not always the best deal, so always review contractor’s previous work and check their references and industry credentials if any. This seems like a very high replacement quote compared to the average, but we don’t know the specific details of the roof. The system 33% / 66% split you described is pretty similar to the 40% / 60% split many contractors employ, where 40% is the cost of materials and 60% is the cost of labor, overhead, and contractor’s profit. . Just my two cents…. I have a two-story steep pitch roof with concrete shingles. Please comment if you have a thought and, at the very least I’m sharing the range of local price-points. G MAX Information Existing Conditions for Testing: Turf … Needless to say, the more complex the roof is and the more labor it requires, the more it will cost. Florida has the strictest roofing laws in the nation. Is this the only estimate you received so far? Hi, I live in northern Florida, and got an estimate for 50-year Certainteed shingles. Where paving is limited to small areas or access walkways, the simplest solution is generally to install fiberglass grating supported by adjustable height pedestals over the entire roof … Thus, less spending during the hot Florida summer climate. I am now hesitant to move forward. The further west / inland you go from the coast and away from large metro areas, the lower your costs per sq.ft. The plush roof ecosystem has become a popular request among commercial builders, and even residential homeowners. Some roof can also have peaks, dormers, and valleys that can add square footage to the topology of the roof. of the actual roof surface) is the roof? Our turf will look and feel good all year round. If you live in an area with cool winters, this will also help with trapping heat inside, keeping you and your family warmer for a longer amount of time. Mentally roofing is the easiest, but the hardest on your back. At first, the quoted price of $600 per square seems a bit high, but since the roof is difficult and cut-up, and the job involves a complete tear off and removal of old shingles, including the installation of premium shingles, the quote of $25,000 seems somewhat more justifiable. No large company with a big shop and overhead can afford to get away with those prices, so we often have the advantage if we get the business by walking an area, but we lose the advantage in advertising exposure, so it’s a toss up. At $32,000 to replace 37 squares of architectural shingles, we have $32,000 / 37 squares = $865 per square (100 sq. I’m trying to get solar panels and I was told that I need a new roof. The reason installation costs are higher than materials, is because contractors have to make provisions for the crew’s salary, roofing umbrella insurance, worker’s compensation (one of the most expensive items on the list of contractor’s expenses), office overhead (sales and marketing expenses), and the cost of standing behind the warranty, and the contractor’s profit margin. 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