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OT: Roofing job, does this sound reasonable?

Judge Smails

Judge Smails

Well-Known Member
May 29, 2001
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Measured roof is 3200 sq ft. He says wastage is 10% so quoting at 3500 sq ft, or 35 squares. Is that reasonable/normal? Using Owens Corning Tru Def Duration shingle (architectural shingle). Existing roof discarded. New felt paper, flashing, etc. $3.50/sq ft installed. $12,200 for the job.
 
Doesn't seem too bad to me, but I think prices can vary wildly even in the same location. I had my roof done a few years ago, and the estimates ranged from $19,000 all the way down to $9000 using the same shingles, ice-gard, etc. It's all about the guarantee and the size of the company, I think. I ended up going on the lower end with one of the smaller outfits. I am not usually a guy who takes the lower end of the estimates, but I couldn't see any reason not to, in this case. So far, no problems at all.
 
LurkerLazarus said:
Doesn't seem too bad to me, but I think prices can vary wildly even in the same location. I had my roof done a few years ago, and the estimates ranged from $19,000 all the way down to $9000 using the same shingles, ice-gard, etc. It's all about the guarantee and the size of the company, I think. I ended up going on the lower end with one of the smaller outfits. I am not usually a guy who takes the lower end of the estimates, but I couldn't see any reason not to, in this case. So far, no problems at all.
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He did our neighbors roof and they are happy with the job and his online reviews are excellent. Just want to make sure the pricing is reasonable.
 
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Judge Smails said:
Measured roof is 3200 sq ft. He says wastage is 10% so quoting at 3500 sq ft, or 35 squares. Is that reasonable/normal? Using Owens Corning Tru Def Duration shingle (architectural shingle). Existing roof discarded. New felt paper, flashing, etc. $3.50/sq ft installed. $12,200 for the job.
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Sounds reasonable, perhaps a bit on the low side for an architectural shingle, but I don't know the general area in which you live. The following link includes some guidelines.

Does your quote also include 2 rows of Ice/Water membrane along the eaves and around all roof penetrations? The rolls are 36" wide and the 2nd row should overlap the first row by 6" minimum so that you end up with 66" of coverage from the eave edge.

What kind of warranty are you getting? Often, if a "certified installer" uses at least 3 products from a manufacturer (in this case Owens Corning), you will be eligible for an extended, one-time transferable warranty in the event you sell the house.

https://www.roofingcalc.com/roof-replacement-cost/

http://www.owenscorning.com/roofing/warranty-101
 
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Judge Smails said:
He did our neighbors roof and they are happy with the job and his online reviews are excellent. Just want to make sure the pricing is reasonable.
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“If you want nice fresh oats you have to pay a fair price. If you can be satisfied with oats that have already been thru the horse, that comes a little cheaper.”
 
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Judge Smails said:
Measured roof is 3200 sq ft. He says wastage is 10% so quoting at 3500 sq ft, or 35 squares. Is that reasonable/normal? Using Owens Corning Tru Def Duration shingle (architectural shingle). Existing roof discarded. New felt paper, flashing, etc. $3.50/sq ft installed. $12,200 for the job.
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What area are you located at I'm a general contractor from Pennsylvania Delaware all the way in the Myrtle Beach we pay about $200 a square for labor and materials for we don't use fell anymore we use a synthetic roll roofing now and it is like I said 200 square that's a lot and we're in the second hottest Market in the country
 
the rigger said:
What area are you located at I'm a general contractor from Pennsylvania Delaware all the way in the Myrtle Beach we pay about $200 a square for labor and materials for we don't use fell anymore we use a synthetic roll roofing now and it is like I said 200 square that's a lot and we're in the second hottest Market in the country
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Near West Chester, PA.
 
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Judge Smails said:
Measured roof is 3200 sq ft. He says wastage is 10% so quoting at 3500 sq ft, or 35 squares. Is that reasonable/normal? Using Owens Corning Tru Def Duration shingle (architectural shingle). Existing roof discarded. New felt paper, flashing, etc. $3.50/sq ft installed. $12,200 for the job.
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Let me clarify this is a new roof not a tear off and reroof how many stories is your house one two three stories off the ground and also what is the pitch of the roof
 
the rigger said:
Let me clarify this is a new roof not a tear off and reroof how many stories is your house one two three stories off the ground and also what is the pitch of the roof
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Replacing the old roof, that is 19 years old. Pitch is 9. Two story house, sort of, although it is 3 stories in the back with a walk out basement.
 
Judge Smails said:
Measured roof is 3200 sq ft. He says wastage is 10% so quoting at 3500 sq ft, or 35 squares. Is that reasonable/normal? Using Owens Corning Tru Def Duration shingle (architectural shingle). Existing roof discarded. New felt paper, flashing, etc. $3.50/sq ft installed. $12,200 for the job.
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Sounds reasonable to me. Down here, removal/disposal is $$$$ for anything.
 
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Judge Smails said:
Measured roof is 3200 sq ft. He says wastage is 10% so quoting at 3500 sq ft, or 35 squares. Is that reasonable/normal? Using Owens Corning Tru Def Duration shingle (architectural shingle). Existing roof discarded. New felt paper, flashing, etc. $3.50/sq ft installed. $12,200 for the job.
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Just got an eestimate. 4700 sf, 52 sq. Estimate sitting at $15.6K. Contractor just submitted revisions that will bring it to just under $19K
 
We had Menta Roofing do our roof in June 2-3 years ago after that big storm came through. Most of us in our development got new roofs from our homeowners insurance. Menta did a very good job. They also did our siding.
 
If you really want to check his prices, just get an estimate from his competition It won't cost anything. The one thing I would verify is, will the sweep the yard for nails, they usually end up in the least desirable places
 
LurkerLazarus said:
Doesn't seem too bad to me, but I think prices can vary wildly even in the same location. I had my roof done a few years ago, and the estimates ranged from $19,000 all the way down to $9000 using the same shingles, ice-gard, etc. It's all about the guarantee and the size of the company, I think. I ended up going on the lower end with one of the smaller outfits. I am not usually a guy who takes the lower end of the estimates, but I couldn't see any reason not to, in this case. So far, no problems at all.
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Had mine done. Was just a bit bigger but same ballpark. $11,750.
 
Judge Smails said:
Near West Chester, PA.
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Had my home in Chadds Ford, close to you, re-roofed 2 year’s ago for a price close to that. CertainTeed architectural shingles with the ice/water membrane as Peetzy described. If you need a check price PM me and I’ll tell you who I used. They did a great job and very neat. Each day they cleaned up, swept the debris away, etc.
 
Nit16 said:
Had mine done. Was just a bit bigger but same ballpark. $11,750.
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Getting a roof put on my cabin this month. Tear off old shingles and felt paper, new flexseal underlayment, "lifetime" architectural shingles, new drip edge, new ridge vent, disposal, 14 1/2 square....all for $4000.00...I'm pretty sure I'm getting a good deal.
 
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Judge Smails said:
Measured roof is 3200 sq ft. He says wastage is 10% so quoting at 3500 sq ft, or 35 squares. Is that reasonable/normal? Using Owens Corning Tru Def Duration shingle (architectural shingle). Existing roof discarded. New felt paper, flashing, etc. $3.50/sq ft installed. $12,200 for the job.
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Owens-Corning's "Duration Line" is their top of the line shingle, architectural or not. One of the two best lines in the industry today. So, you made a good choice with the shingle. Personality, I think the best. The Duration line has a 50 year limited liability guarantee and the warranty is transferable for the first 25 years on the materials. Since a lot goes into a good roof job, I suggest that you go to the Owens-Corning web-site to see their process. What you listed above doesn't seem like a complete roof job? I think they recommend a seven layer/step process. You may not need all layers? Then, find the best contractor that installs the OC Duration line. I believe OC will even send you a list of certified installers in your area? Look for an installer that OC will come out and certify the work when completed. Do your homework .......
 
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Judge Smails said:
Measured roof is 3200 sq ft. He says wastage is 10% so quoting at 3500 sq ft, or 35 squares. Is that reasonable/normal? Using Owens Corning Tru Def Duration shingle (architectural shingle). Existing roof discarded. New felt paper, flashing, etc. $3.50/sq ft installed. $12,200 for the job.
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Judge I got a new ruff 2 years ago. 2,500 SF. Complete stripping. Replaced with new felt, flashing, vents and architectural shangles for $15K. I've got a lot of hips and valleys but it appears you got a good deal.
 
Judge Smails said:
Measured roof is 3200 sq ft. He says wastage is 10% so quoting at 3500 sq ft, or 35 squares. Is that reasonable/normal? Using Owens Corning Tru Def Duration shingle (architectural shingle). Existing roof discarded. New felt paper, flashing, etc. $3.50/sq ft installed. $12,200 for the job.
Click to expand...

I dug up my insurance claim from last year. My roof has 24.3 square and the bill was just over $9,000 for all of the roof related repairs— total removal and replacement, drip edge, etc. GAF architectural shingles.

One thing I learned — architectural shingles cost more but are easier to install. No tabs to line up perfectly. So every contractor in my neighborhood was willing to upgrade for free.
 
Judge Smails said:
Measured roof is 3200 sq ft. He says wastage is 10% so quoting at 3500 sq ft, or 35 squares. Is that reasonable/normal? Using Owens Corning Tru Def Duration shingle (architectural shingle). Existing roof discarded. New felt paper, flashing, etc. $3.50/sq ft installed. $12,200 for the job.
Click to expand...
sounds about wha I would expect.
 
Judge Smails said:
Measured roof is 3200 sq ft. He says wastage is 10% so quoting at 3500 sq ft, or 35 squares. Is that reasonable/normal? Using Owens Corning Tru Def Duration shingle (architectural shingle). Existing roof discarded. New felt paper, flashing, etc. $3.50/sq ft installed. $12,200 for the job.
Click to expand...
That seems high. Just had my apartments roof replaced with 30 year arch shingles,felt paper,ice shield, drip edge and new boots for roof vents plus hauling away old shingles all for $250 per square. Your estimate worked out for $350 per. Then again depends where you live and contractor availability.
 
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Had our roof redone 8 years ago. It cost $29,000 and that was the middle estimate. Holy sheet. Your price sounds great to me.
 
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ram511 said:
Getting a roof put on my cabin this month. Tear off old shingles and felt paper, new flexseal underlayment, "lifetime" architectural shingles, new drip edge, new ridge vent, disposal, 14 1/2 square....all for $4000.00...I'm pretty sure I'm getting a good deal.
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Sounds like a very reasonable price.
 
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