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Old 08-05-2011, 01:39 PM   #1
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What is a reasonable cost?


Im trying to get quotes for a new roof. I have a 3200 sqft roof that has a 12/12 pitch, 4 valleys and a chimney and one vent stack. Ive already gotten one quote but it seems really high.

I have asked for a complete tearoff and re-roof. What would be a reasonable price to pay? I was quoted 11K by the first company.

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Old 08-05-2011, 02:39 PM   #2
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What is a reasonable cost?


Based only on my own experience....Simple roof shape. Bungalow.

Work out the retail cost of the shingles. Then double it

= Cost of complete job.

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Old 08-05-2011, 04:06 PM   #3
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What is a reasonable cost?


Geeezzz,,,,$11,000 for a 32sq. 12/12 ????? Way tooooo cheap for my area.


$343 per sq.,.,.,.,.,., I can assume the others will be much higher.


I charge and get over $343 per sq. for a 4/12 max.


If it were my bid I would bid it between $800-$1000 per sq.


Between $25,600-$32,000 would be a solid number.That would also be if it were only 1 layer and I would have to know you.Also if it was a single story.And a 25 year 3 tab only.


Man,,,That is unbelievable $11,000 for a 32sq. 12/12. I have charged $1000+ per sq. for steep like that.

Last edited by Roofmaster417; 08-05-2011 at 04:10 PM.
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Old 08-05-2011, 04:16 PM   #4
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What is a reasonable cost?


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Originally Posted by Roofmaster417 View Post
Geeezzz,,,,$11,000 for a 32sq. 12/12 ????? Way tooooo cheap for my area.


$343 per sq.,.,.,.,.,., I can assume the others will be much higher.


I charge and get over $343 per sq. for a 4/12 max.


If it were my bid I would bid it between $800-$1000 per sq.


Between $25,600-$32,000 would be a solid number.That would also be if it were only 1 layer and I would have to know you.Also if it was a single story.And a 25 year 3 tab only.


Man,,,That is unbelievable $11,000 for a 32sq. 12/12. I have charged $1000+ per sq. for steep like that.
I don't do roofing for a living but I couldn't agree more, I had 75% of the roof quoted to me for 150% of the cost on 4/12 pitch at least 3 years ago. There has to be a danger factor in there.

I would say that at 11k its a FBN contractor.

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Old 08-05-2011, 04:20 PM   #5
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I don't do roofing for a living but I couldn't agree more, I had 75% of the roof quoted to me for 150% of the cost on 4/12 pitch at least 3 years ago. There has to be a danger factor in there.

I would say that at 11k its a FBN contractor.

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What does the term "FBN" Contractor mean?
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Old 08-05-2011, 04:29 PM   #6
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what does the term "fbn" contractor mean?
fly by night!!!!!
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Old 08-05-2011, 04:36 PM   #7
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So that may be why on the estimate they had "Reuse all #30 felt/replace as necessary"
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Old 08-05-2011, 05:03 PM   #8
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I am sure if you looked a bit harder at your estimate it might contain some more little nasties.

IMO and this is my opinion felt should be a necessity for removal.
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Old 08-05-2011, 05:15 PM   #9
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I am sure if you looked a bit harder at your estimate it might contain some more little nasties.

IMO and this is my opinion felt should be a necessity for removal.
When I get home here shortly I may just type out what they put down for the estimate.
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Old 08-05-2011, 05:20 PM   #10
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The truth is ... That bid is reasonable..

I wanna roof in Springfield.. You don't do much insurance work do you Roofmaster. What would you charge for slate.. lol
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Old 08-05-2011, 05:28 PM   #11
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What is a reasonable cost?


$11K is sub wages about 10 years ago for a job like that.

We aren't as high as Roofmaster says he is and would never use 3 tabs, but we would be close. If it was a 4/12 pitch we would be a little over $11K for 30 square with valleys.

You sure they were doing a tear off?
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Old 08-05-2011, 05:44 PM   #12
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What is a reasonable cost?


MJW is right. That price is more appropriate for a 1 layer tear-off and shingle replacement on a walkable pitched roof, not a 45* angled 12/12 cut up roof that is not a straight and easy shot to do.

The "Starting" price on a roof like you described, Not Including any ventilation and Ice and Water Shield or Sheet Metal Flashing work required would be about 1 1/2 times your quoted amount and would increase even more if you went with a higher quality shingle versus the standard bottom of the barrel quality.

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Old 08-05-2011, 05:47 PM   #13
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What is a reasonable cost?


Also, if you really wanted your quote to be scrutinized, you could scan the entire document, including all pages and create a Word Document to be able to upload and do an Attachment and provide a copy of it right here in this forum, instead of re-typing everything out, possibly ommiting some crucial contract lingo.

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Old 08-05-2011, 05:57 PM   #14
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What is a reasonable cost?


Like I said I would like to see an ins. breakdown that shows that kind of reimbursement for a roof.
Most ins. tacks on about 35/sq. for steep like that. The numbers you guys are talking about are way off. Or at least they are for St. Louis.
Like I was saying what would you charge to slate or tile?? 64k... lol
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Old 08-05-2011, 07:27 PM   #15
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What is a reasonable cost?


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Originally Posted by Omegaroofer View Post
Like I said I would like to see an ins. breakdown that shows that kind of reimbursement for a roof.
Most ins. tacks on about 35/sq. for steep like that. The numbers you guys are talking about are way off. Or at least they are for St. Louis.
Like I was saying what would you charge to slate or tile?? 64k... lol
I don't want to get off topic because I am very interested in keeping this homeowner from getting beat and burned by an under bidder.

I know plenty about STL.I worked for Reger Roofing and Siding and Gary Howard.I also know salesmen from Fredricks,Alan and Richards Roofing.


Not to brag but I have not given an estimate for about a year.All my jobs are contingencies.I know plenty about insurance work.


I worked in OKC last year and sold around 80 jobs in 60 days for $100,000.So yes I know plenty about insurance work.


You don't get these rates because you are O.k with killing yourself by doing $30,000 jobs for $11,000.All I do is insurance work.


I am a preferred contractor for 4 insurance companies from Springfield to Joplin.


There are so many roofing companies in the STL that have prices the same as I quoted.But just like everything you have guys who just work to stay working.All they can offer the homeowner is a cheap price.


Companies who charge these prices do so because of reputation,reliability,referrals,workmanship,sales manship and the hard to find professionalism.


The reason you and all the others get the low ball offers from the insurers is because you settle.Insurance work is about negotiation.


There is so much more to insurance work than adjusters meetings and a 1/2 baked contingency form.


Do you think your the first guy that joined this forum and criticized MJW or ED???,,,,They know roofing they or I didn't wake up a couple day's ago and purchase a pouch,truck,some GL and a license?


It is plain as day that this homeowner is getting a knock off bid.Nobody completely legit would do his job for that amount.

Do you want to see what a $40,000+ job looks like?,,,I have a pic of a job we are very proud of.Its in my photo album.And that was over a year ago.

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Last edited by Roofmaster417; 08-05-2011 at 07:40 PM.
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