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Please advise a general range for cost to replace this roof - to include rip off existing, ice shield, felt paper, drip edge, dimensional shingles, chimney flashing, cart away garbage
New Roof
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$7148.56-$7153.89
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when I used to do estimates I cared about
1. total square footage (No brainer)
2. # of layers
3. pitch
4. depth of overhangs (helps determine ice shield needs and soffit vent sizing)
5. current venting and venting needs
6. condition of chimney's
7. type of siding
8. length of valleys.
9. plumbing stack # and size (3", 4" occasional 2")
10. other roof penetrations: skylights, fan vents, solar panels, etc
11. ground vegetation that needs protection
12 more I cant' think of.
a lot of that list impacts the price.
1. total square footage (No brainer)
2. # of layers
3. pitch
4. depth of overhangs (helps determine ice shield needs and soffit vent sizing)
5. current venting and venting needs
6. condition of chimney's
7. type of siding
8. length of valleys.
9. plumbing stack # and size (3", 4" occasional 2")
10. other roof penetrations: skylights, fan vents, solar panels, etc
11. ground vegetation that needs protection
12 more I cant' think of.
a lot of that list impacts the price.
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roof
Thanks for the responses all. It's a small home - Hudson Valley - New York. One layer to remove over tongue + groove.
One bathroom vent and fan vent to go around - back side of roof. The bushes are not fine plantings - the flashing is original from 1960. Don't know how many courses or the pitch angle. It's not too steep ! Got an estimate in the mail today for $ 9700.00. Seemed high to me. I went to look at a job of there's in progress and they use many day laborers that they hire as they need. Up here they pay day laborers $ 12- $ 15 / hour. I can see them doing this job in two days with 4-5 guys. Any other advice is much appreciated especially if you can give me an idea of the total material costs. One dumpster I'm guessing is $ 500.00.
He is on board with license, ins., comp etc. He sent those docs as well -
Thanks for the responses all. It's a small home - Hudson Valley - New York. One layer to remove over tongue + groove.
One bathroom vent and fan vent to go around - back side of roof. The bushes are not fine plantings - the flashing is original from 1960. Don't know how many courses or the pitch angle. It's not too steep ! Got an estimate in the mail today for $ 9700.00. Seemed high to me. I went to look at a job of there's in progress and they use many day laborers that they hire as they need. Up here they pay day laborers $ 12- $ 15 / hour. I can see them doing this job in two days with 4-5 guys. Any other advice is much appreciated especially if you can give me an idea of the total material costs. One dumpster I'm guessing is $ 500.00.
He is on board with license, ins., comp etc. He sent those docs as well -
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The only way to get real world prices on any job is to make the local calls and get some more estimates.
Anything on the nets just going to be best guesses.
PS make sure the quote does not say "replace flashing as needed"
Make sure it's in writting there going to use real hip and ridge shingles, no three tabs for the caps. There far more expencive but there also twice as thick and will not crack like a 3 tab will.
Anything on the nets just going to be best guesses.
PS make sure the quote does not say "replace flashing as needed"
Make sure it's in writting there going to use real hip and ridge shingles, no three tabs for the caps. There far more expencive but there also twice as thick and will not crack like a 3 tab will.
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Roof
Hello
There is venting on the gable ends and in the eves. The shingles are going to be 30 year architectural grade. No additional venting was mentioned - he seemed to think it was adequate as it is.
Thanks
Hello
There is venting on the gable ends and in the eves. The shingles are going to be 30 year architectural grade. No additional venting was mentioned - he seemed to think it was adequate as it is.
Thanks
Very few roofers know what's proper venting. They see vents on the roof and they think you're okay. That's not the way it works. You can easily check yours if you want to. Measure the square footage of the attic space. For every square foot of attic space you have, you should have that many square inches of venting. That's both intake and exhaust. If the attic is 650 sq. ft., you should have 650 sq. inches of intake(soffit) and 650 inches of exhaust(ridge)
Your roofer has no idea how much intake you have unless he opened the soffits and measured it.
He did not do that.
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Roof
It seems the majority of the homes in this area are vented on the Gable ends only.
Update = two new estimates came in same price approx. $ 9700.00. Only difference is the first guy is a small co. owner works with the crew. The other two estimates are from solid older well established firms.
I'm thinking the smaller co. could do the job in the $ 7 = $ 7.5 range.
Continued thoughts are much appreciated -
Happy New Year All !
It seems the majority of the homes in this area are vented on the Gable ends only.
Update = two new estimates came in same price approx. $ 9700.00. Only difference is the first guy is a small co. owner works with the crew. The other two estimates are from solid older well established firms.
I'm thinking the smaller co. could do the job in the $ 7 = $ 7.5 range.
Continued thoughts are much appreciated -
Happy New Year All !
I don't know how much space he has in the soffit area from the photo, but there are other alternatives to lower roof vents besides soffit vents.
Gable vents, even if properly sized, are not great solutions to roof venting.
Generally the thought process of homeowners is to leave what they have ,because getting the correct solution, costs more money.
Correct venting does more then increase the roofs longevity. It cuts cooling costs in the warmer months and reduces the possibility of mold in the attic.
The overhang appears to be adequate to have soffit venting. When available, its the best option.
Don't get a hundred prices, 3-5 should be enough to figure out the range for your area. Roofs are important, shopping by price alone will leave you disappointed in the long term. Find a quality roofer.
Don't get a hundred prices, 3-5 should be enough to figure out the range for your area. Roofs are important, shopping by price alone will leave you disappointed in the long term. Find a quality roofer.
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In my roofing career we have certainly built overhangs where there were none or turned a 4" overhang in to a 12" or more depending on roof pitch and window height. Not only does it make soffit venting easy but it gives added protection from weather to windows.
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More than a handful of ways to get eave side air into an attic in addition to soffits.
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Roof
There are vents in the existing soffit - they are covered with a pierced vinyl ribbed fascia. I think the venting is every 10 feet in the soffit.
Yes too many estimates are wasteful however I think 2-3 plus advise here will satisfy the need for knowing what to expect in craftsmanship, materials + cost. What brands of roof shingles do you recommend - I need 20 squares -
Thanks for continued thoughts
There are vents in the existing soffit - they are covered with a pierced vinyl ribbed fascia. I think the venting is every 10 feet in the soffit.
Yes too many estimates are wasteful however I think 2-3 plus advise here will satisfy the need for knowing what to expect in craftsmanship, materials + cost. What brands of roof shingles do you recommend - I need 20 squares -
Thanks for continued thoughts
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As far as brands in my opinion you can't really go wrong with any of the "big 3" which would be GAF, Owens Corning and CertainTeed. Those 3 are pretty widely available everywhere. Unless your paying extra for somebodies "master elite" program it doesn't much matter.
As to your soffit venting, how about a picture or two? In my opinion if soffits are vinyl or aluminum then every panel should be vented. AND there should be a continuous large gaping hole behind them cut in to any wood that may be there and baffles in every rafter cavity. :vs_cool:
As to your soffit venting, how about a picture or two? In my opinion if soffits are vinyl or aluminum then every panel should be vented. AND there should be a continuous large gaping hole behind them cut in to any wood that may be there and baffles in every rafter cavity. :vs_cool:
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+1
Install and attention to details (venting, flashing, etc.) are far more important than are the shingle if you stay within the well regarded brands.
Install and attention to details (venting, flashing, etc.) are far more important than are the shingle if you stay within the well regarded brands.
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:vs_karate:
Once upon a time I roofed with my 2 brothers and numerous other knuckleheads that came and went over the years. We all were employees of the owner. With respect to the "limitations" some guys had over the years my younger brother once "famously" said "you can teach a monkey to ride a bicycle but you can't teach him to fix a flat tire"
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