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Old 10-09-2012, 09:32 PM   #1
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Question on Roof Estimate - Pennsylvania


Hello all, We have to replace our 30 year IKO shingles due to several problems. We were quoted a price of $13,000 for the replacement. Following are the specifics from a reputable company: Owens Corning lifetime architectural shingles, hip and ridge cap shingles, ridge vent, 2 courses of ice guard, alum. drip edge, synthetic underlayment, clean up and the company has a 5 year warranty on their work. It is requiring 35 squares. The house is only 10 years old, ranch 1 story including an attached 24x24 garage. Does this seem high? I was figuring it would be in the $9-10K range. We are limited on decent contractors in the area. Although I hope to get several more estimates. Thanks for any insight you can give.
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Old 10-09-2012, 10:03 PM   #2
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$371.00 per sq.is a respectable figure for the upgrades of Moisture Guard,Synthetic,Hip & Ridge,limiteds,debris disposal,licensing,permits,workmans comp,general liability,bonds,performance bonds,advertising,sales,electric bills for the shop,fuel,adjuster meetings(If needed).

If your bid was $10,000 @ $285 per sq.then some of those things I mentioned above might not be present from someone who gave such bid.

If the bid was $9,000.00 @ $257 per sq.then I can assure you majority of the things I mentioned would not be present by someone who would give such a bid.

So many things go into an estimate/bid.

Materials,roof pitch,roof height,roof complexity,access,travel time etc,etc,etc.

For me to say that its a high bid for the Penn state would be inaccurate.I can say its right on the money in the "Show me state",,that is once again depending on the materials,roof pitch,roof height,roof complexity,access,travel time etc,etc,etc
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Old 10-10-2012, 06:58 AM   #3
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+1

$370 would be a steal for that set of materials in our area.
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Old 10-10-2012, 10:47 AM   #4
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Thanks for the information!
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Old 10-12-2012, 07:46 AM   #5
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The only way to know if you're getting rooked, is to get more quotes and compare them.
I can tell you what you would pay around here for that size house, but that doesn't help you much. And around here, $13,000 for a 35sq, 30 yr laminate roof is high.
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Old 10-12-2012, 09:59 AM   #6
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You dont specify what part of PA you are in, that can make a big difference.

For comparison, I paid 13.4k for my roof, which was estimated at 42 squares. I had everything you listed plus: 2 layers shingles removed, $1500 of finish carpentry work, Maze nails, 9 solatubes flashed, and 28 sheets of plywood (10 of those were over the tongue & grooved porch to allow use of full 1 1/4" nails). Plus a 10 yr warranty.

House prices around here are moderate.

Al
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Old 10-17-2012, 12:21 PM   #7
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I had comparable roof materials installed in Northern VA and mine cost 13k. This is with a 50 year warranty, prorated after a certain time, I believe 30 years. I think you should have a better warranty. Look into longer warranties in other companies. PM me if you want the exact co. name. I did not have a good experience with them even though the product was superior.
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Old 10-18-2012, 12:30 PM   #8
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The 5 and 10 yr warranties we are referring to are labor warrantees by the roofer, not material warrantees by the manufacturer.

Al
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Old 10-19-2012, 08:28 AM   #9
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+1

Lowest materials warranties out there now are about 20 years on the shingles (less on the streaking and misc. stuff).
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