This also assumes the contractor would be responsible for pooling the permit from a town hall to do the job. Price goes up for decking replacement, steep roofs and upgrades, but our roofers are much cheaper here than up north, and ours are very loyal and darn good! There are insurance specialist roofing contractors and the insurance company probably has their own contractors. One other fellow told me he’d do it for $300.00 per square, but I needed 21 squares. The pricing increase is normally justified as the premium on the “higher quality of installation”. roof roofing drip edge steel flashing 340' grey. A typical roof replacement quote will normally include the removal and disposal of up to two layers of old shingles. In the mean time, feel free to use our handy calculator on the homepage (RoofingCalc.com) to see what a mid-range price might be for a similar project, based on the national average cost data and project details submissions from homeowners across the US. Also find here related product comparison | ID: 11840884812 Did you know? As far as choosing the right quote, you can either ask the first company to lower their workmanship warranty to say 5 or 10 years instead of 25, and have the roof installed for $500 per square instead of $750. My roofer charges me $0 extra for the tear off, so that is included. Thank you Stefan, you’ve raised some very important points! Based on the dimensions of the house you provided, we would guess the roof is probably no more than 15-17 squares in size, meaning that the contractor priced your roof at over $1,000 per square. Again, if the soffit vents are already in place, then the ridge vent should be a non-negotiable item that is a part of the replacement job. Let us know how it goes and best of luck in getting a fair deal on the new roof! This translates to $6,725 to $9,000 for the very basic composition shingles roof installed, based on the average installed cost of $450 per square, with a typical 5-year workmanship warranty. It’s also important to do your due diligence when selecting a roofing contractor to make sure they have a worker’s comp, umbrella insurance, and an overall decent track record of success in delivering quality service. Tear off 1 layer that was stapled over plywood. The problem I see with this seemingly straight-forward pricing approach, arises when you upgrade from a basic 3-tab shingles to a more pricey 30-year or 50-year architectural/dimensional shingles, or even premium shingles. Works for us though, 12 years strong! One thing you should keep in mind as a homeowner, is that almost NO asphalt shingle roof will EVER last for 50 years. Also, what is the best roof vent now in the market? I will build you a garage for that and put a roof on your house!!! To each their own though, choose and purchase wisely to all the homeowners out there! If we deduct, the cost of gutters & downspouts ($6,500), plus zinc strips ($3,400), we are left with about $30,000 for the cost of a new roof including ridge vent. I was offered to have a ridge vent put on my roof for $1,200, or a 4 turtle vents are good enough. Should I pay $10.5k and “hope” that professionals stand by the warranty or, invest $5k long term and buy a second roof in 20 years? Not sure if the veterans also get the discount. Is this the only estimate you received so far? Mentally roofing is the easiest, but the hardest on your back. Old drip-edge and gable flashing often gets damaged during the removal of the old roof, so it’s preferable to install brand new flashing and fully repair the roof deck, as needed, during a re-roofing job. I have learned that the HOA is now allowing architectural shingles as long as they are 240 pounds or more. Hi Carl, it sounds like you’ve got yourself a great deal indeed and thank you for your service! For comparison, a 30 squares roof on a larger house will cost between $10,500 and $16,500 for a basic 30-year architectural asphalt shingle roof fully installed. The contractor should be able to provide the proof (photographs / videos) of additional repair work they carried out on your roof. Thus, a 3-tab composition shingle roof will cost an average of $350 to $450 per square to install. That said, it may be worth paying a little extra and getting either of these shingles, provided your insurance company will give you a discount on your homeowner’s insurance premiums. Is this cost reasonable or am I being overcharged for the work? Another thing I’d like to comment on is Ice Guard. Then 3 tab shingles were $20 per sq. install Integrity roof system with landmark pro shingle. 3 tabs wear between the tabs-Offsetting to 7 inches instead of six will offset spaces to wear for about 11 rows and extend the shingle life. I was also given an $8,000 quote for Atlas Pinnacle shingles, plus the additional cost for any repaired decking. Roof size 5300 sq. It’s a simple gable roof, which means it’s going to be a straight-forward and quick replacement job. For the sake of simplicity, let’s assume the middle of the road GAF Timberline HD shingles, which cost about $100 per square (100 square feet). As far as making the determination on whether a new roof is worth it, looking at the value of the property and whether it can be sold in the future should factor into your decision. Below is the breakdown of typical costs you can expect for materials and professional installation: 1. Now, as far as the asphalt shingles type that will be used on the new roof, it sounds like you got a quote for one of the premium CertainTeed shingles options. Step flashing and any other previous flashing should only be re-used if it’s in great condition and there is no damage to the roof deck. There is some leaking around the chimney, with water going into the attic. Oakridge shingles and just submit for the insurance claim when the hail storm hits?