roofing labor cost per square

However, some areas on the roof have up to five layers of shinles. We just finished up a 28 sq two story combination. — On the low-end, you can expect to pay anywhere from $5,000 to $8,000 for a simple asphalt roof replacement job on a typical four-square or ranch style house, while on the high-end your total cost could range from $9,000 to $15,000 (or even more in some cases) for a more difficult installation, premium materials, and comprehensive workmanship warranty. Cedar shingles or shakes: $13,000 to $20,400 It’s an occupation slated to grow by 11 percent over the next decade, a rate that is faster than average. To replace a bay window roof with architectural asphalt, you can expect to spend $398 for a 12 square foot perch. You don’t need to drill holes in standing seam to install the panels: https://www.roofingcalc.com/why-standing-seam-solar-metal-roof-beats-tesla-solar-roof/. The average cost to replace roof decking in a 2,400 square foot home is between $1,050 and $1,575. The cost of a new flat roof is on average (nationwide) $300 to $325 per square for labor and materials, and the project takes about three days. It seems that your main concern is whether or not you can trust a GAF Master Elite roofing company that is only asking $450 per square. I prefer a roof replacement that out lives me (I’m 52). The ice guard is fused to the deck as well. The average residential roof size in the US is about 1,700 square feet or 17 squares, although there are many larger homes with roofs that are twice as large. Roof-overs are not possible on all manufactured homes due to weight restrictions. In Florida on the coast, a metal or tile roof can cost upwards of $1,500 a square, plus there must be a minimum of a 2 by 6 top chord on trusses and 5/8 ” ply for the tile install. I have no problem with Chuck in the truck contractors, but how often do you read stories about contractors taking 50% down and never being heard from again? Minimum Average Cost for 1,200 Square Feet: $365 Maximum Average Cost for 1,200 Square Feet: $1,075 Torch down roofing systems tend to be more expensive than other roofing materials; however, their resistance to harsh weather conditions and long lifespan make them well worth the additional cost over time. Factors not mentioned are; insurance companies allow for additional height allowance if over single story, pitch allowance if over a 4/12 pitch, In NY, and I am sure many other coastal states, insurance alone is a huge cost. ft. You didn’t specify if this is a single-story or two-story house. An average roof size in the US is about 1,700 s… Great, thank you for your comment David. 4. ft. installed) compared to prices charged in the North East or on the West Coast (which can be as high as $5.50 to $7.50 per sq. You are a shrewd negotiator! It’s $40 per sheet after that. You may or may not need the roof framing repaired and strengthened, sheathing replaced, or soffits, facia, flashing, etc. My price up to 6/12 pitch starts at $300 square for one layer tear off. TPO Roofing Costs $7 to $13 Per Square Foot Installed While prices always vary, TPO roof replacement costs generally range from $7 to $13 per square foot. Even regular asphalt shingle roof replacements in the vicinity of Washington, DC can cost as much as $7.00 to $9.00 per sq.ft. My jobs typically fall within that range but I can tell you that I’d be getting over $750 a sq for that last example. As we mentioned earlier, many contractors also price their jobs on a per square installed basis. Green roof installation costs per square foot decrease as size increases. These are keys to roof health – and they correct two common reasons for warranty denials. That said, on average, most contractors will charge between $3.50 and $5.50 per square foot or $350 to $550 per square (100 sq.ft.) They are only $10 a square cheaper than architectural, but they do take much more thought installing. The downsides of completing the work as a DIY project are: Your roof is the single biggest surface barrier between you and the elements. In some cases, the cost of materials may also include the cost of plywood, wood planks/boards, permitting, trash bags, and ordering a dumpster. Working with a smaller company rather than some busy salesperson at a larger company might also be more fruitful. This is a common question, but the answer is not so simple. That’s why it’s important to get at least a few quotes from reputable pros in your area. If I choose not to upgrade to those expensive options, should I at least upgrade the turtle vents to slack back vents? It was a fair and more competitive way of doing business. (though you can surely find more reasonable prices for basic composition shingles roofing installation services), in part due to very high property values, high cost of doing business for the local contractors, etc. Having this issue where ever ice guard was used and not covered with felt. All of the above for $23,938.00. While calculating gross expenditures for replacing or That said, we wouldn’t be surprised at estimates as low as $6,000 for over-top installation with no tear off. 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. To your point, though, we definitely agree that charging $750 per square is excessive, but that’s what actually happens in some areas; think San Francisco, Washington DC, and other places with exuberant costs of living, and hence doing business. simple gable roof, we have a price of over $500 per square. Also make sure the second company has proper general liability and workers’ compensation coverage before you sign the contract. The location, obviously plays a major role, and when all is said and done, replacement contractors in expensive areas have to pay an arm and a leg for their workers’ comp. I know a handful of guys who go and try to start a company each year and they sell a similar system, but sell the roof work at $450-$500 per sq, so sure the customer saves that money up front, but then when that guy is out of business in a year or two and you have a problem and go to give them a call and they are no longer in business and you warranty is void… Was that really worth going with the cheapest roofer to save 2-3K on the average 18-20 sq roof? It may be a bit costlier to do it this way, but come the tear-off and re-roof time, there will be no shingles glued onto the ice guard, although the ice guard itself will still be there, of course to contend with. The house is in Los Angeles. The roof has varying number of layers, with most areas having two layers of old shingles. The above pricing seems reasonable and fair for the greater Sarasota, Florida area. I have been a roofing contractor in NW Pennsylvania since 1978. So, I know you’ve mentioned you try to get as close to $225.00 per square ($2.25 per square foot) installed, as possible, including the warranty. A more appropriate range for a simple replacement in LA would be $450 to $650 per square, depending on the contractor and warranty. 7/12 and up slopes require roof jacks (some 6’s do also) — Those are more expensive. While the quote itself seems very fair, it’s always a good idea to get at least 5 years of comprehensive workmanship coverage with a job of this size. Such a rapid increase in the asset prices has resulted in increased demand for home services, with strong inflationary pressures pushing up the prices for major remodeling and home improvement services including roofing. We are small and don’t have much overhead or advertising costs. https://www.roofingcalc.com/concrete-tile-roof-cost/, PV solar panels can be attached to the raised seams, https://www.roofingcalc.com/why-standing-seam-solar-metal-roof-beats-tesla-solar-roof/, https://www.roofingcalc.com/pros-cons-gaf-shingles/, https://www.roofingcalc.com/pros-cons-atlas-shingles/, https://www.roofingcalc.com/gaf-vs-certainteed-roofing-shingles/, https://www.gaf.com/en-us/for-homeowners/warranties, https://www.roofingcalc.com/pros-cons-owens-corning-shingles/, https://www.roofingcalc.com/best-roof-types-for-florida-and-coastal-areas/. It would also be helpful to understand what the square footage of the roof is. Roof removal costs $1.63 per square foot for a single-story home and as much as $1.96 per square foot for a 3-story townhome. I’m a 10 year-retired roofing and siding contractor who used to have 5 roofing crews working year-round in northern NJ. Roofing Labor Costs The costs you’ll spend on labor in your area should be comparable across the board no matter which roof replacement contractor you hire. Two ladder jacks and one plank on extension ladders moved across bottom of roof gets your 1st. On the high-end, you can see estimates that are close to $12,000 for higher-end shingles and comprehensive warranty. were extras. Another thing to consider is the amount your home insurance will increase per month after a claim. upgrade to architectural shingles (30 yr). $750 a sq, that’s highway robbery. Oftentimes, you have to put in that extra time and effort to get it right, and that’s the reason why there is such a wide range in prices. 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. What would make more sense for more premium roofing installations, is for the cost of labor to remain more-or-less the same for standard, basic roofs, regardless of what type of shingles a homeowner ends-up choosing. In general, metal roofing has enjoyed a major spike in popularity over the last decade. If your roofing professional is using Per Square in the bid (10x10 area), their prices for labor will reflect this multiplied out by 100 to show between $150 and $300 per square. While solar-powered vents sound cool, there is probably no need to install them as long as your roof has both, the soffit and ridge vents, plus a properly insulated attic space. In other words, if you were to get your roof installed by a GAF Master Elite certified contractor, the certified installation could potentially cover both materials and workmanship for 25 years, hence the premium. I was offered to have a ridge vent put on my roof for $1,200, or a 4 turtle vents are good enough. You are lucky if a mobile home roof lasts 5 years. On the high-end of the price range, you may have bids for fully warrantied jobs from larger, highly reputable exterior remodeling companies that only install high-end products from premium brands such as CertainTeed Landmark PRO or premium shingles from Malarkey, and have top certifications from their respective manufacturers. Labor costs vary based on the type of underlay, at $0.15 to $0.22 per square foot. A new roof is obviously an important investment if there is substantial value in the property and the land it sits on. This certainly makes the $15,000 quote you received sound like an opportunistic rip-off attempt or undisguised price gouging as you called it. For that price, you should be getting architectural shingles from a premium brand, such as Malarkey or CertainTeed. This works out fine. The costs for foam roofing on a 1,100, 1,500, 2,400 and 3,000 square foot home are $7,535, $10,275, $16,440, and $20,550. Pro Tip: To avoid warranty claim denials, make sure your roof deck is in proper condition and the attic space is properly vented. Thank you for sharing this David. For a basic project in zip code 47474 with 125 square feet, the cost to Install a Asphalt … Companies that have been in business for 25 years, have a 5 STAR rating on google, an A+ rating with the BBB, members of NARI and Angie’s List, and have done probably a dozen roof replacements in the last 12 months in a 3-5 mile radius — this is the type of company you want doing your roof. Roofing costs above include: - The cost of roofing material and transportation to/from the work site - The Labor to remove old roofing - Installation of the roofing, & clean up. ft. installed. So, it seems like the contractor is using the long warranty to justify the hefty price, which is not cool. — This assumes a simple, single-story ranch with removal and disposal of old shingles. 2,900 $11,215 Other considerations and … Additional features on the roof, like chimneys, skylights, and ventilation pipes. . 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. The price also includes a 30-year workmanship warranty. The house is close to 40 years old without any renovations, and there are currently no plans on staying in it after my father passes away. I live in Northwestern Pennsylvania and getting bids on my roof. I believe the roof is 5,000 square feet. So, we have the same job, same work, but very different prices! Knowing the roof area or at least the floor plan area, and the amount of work involved (level difficulty, number of dormers and valleys, number of layers of old shingles to remove, etc.) The average price range of metal roofing is $600 to $1,200 per square installed vs. an asphalt shingle roof, which costs $300 to $700 per square installed. $1 to $5 square foot is the cost for the disposal and removal of a roof that has become worn out. Labor makes up the bulk of the installation costs for a flat roof. P.S. Slate roofing is one of the more expensive materials with a national average cost of between $22,200 to $37,000 with most homeowners spending from $14,800 to $44,400. Now: If the true roof size is only say 12 squares and taking into account that this is just a small rural town in Michigan, with fairly low real estate values, and a fairly simple single-story roof replacement job, we would not be surprised if you found a quality local contractor/installer willing to do the whole job for the total amount of say between $5,500 and $6,500 with all the bells and whistles and a proper workmanship warranty for the new roof. Subcontractors normally don’t get paid all that much, hence they often focus on volume, which means that sometimes they may have to cut corners. Actual roofing contractors, not the tear your head off type charge about $275 – $350 a sq total. *Roof lifespan depends on the quality of material and installation. While nearly 70 percent of all roofs in the US are covered with composition shingles (a composite of fiberglass mat, and asphalt and minerals/stone granules), there are many different roofing options for steep and low-slope roofs. I feel those price ranges are very high for asphalt shingles (CertainTeed Presidential). At $21.85 per square foot, the cost of a Tesla solar roof is between $52,000 and $70,600 with an additional $17,100 for 2 Powerwall batteries. The average cost of a new roof is between $4,707 and $10,460 depending on the roof size and materials used. . Median Roofer Pay As of 2017, median roofer pay is $18.74 per hour or $38,970 per year , according to the Bureau of Labor Statistics. Should I insist my roofer to replace the step flashing with the new one? Any calculations for your new roofing system could include the need to replace flashing, soffits, sheathing, repairs around skylights, mold removal, framing strengthening, or repairs you won’t know about until the roof is exposed or inspected by a professional. Stone-coated steel roofs are light-weight and will stand up to hurricane-grade winds. — There are way too many contractors that run a shady operation, employing illegal workers with no rights and no workers compensation. quote 1: A local GAF master elite, HAAG certified roofer bid $750 / square for 25-year labor warranty (GAF Gold Pledge). RVs come in a range of sizes, and they are organized into different classes, as noted below. Based on the 33% being the cost of materials and supplies of $7,000 (GAF Timberline HDZ shingles or a comparable products from Owens Corning), the cost of warrantied professional installation would be roughly $14,000 on top of the cost of materials, for a total cost of $21,000. What kind of architectural shingles are you getting with this roof replacement quote? For a wood shingle roof, it can range around $637 to $877. If that’s what the contractor’s report recommends, then it’s a good idea to discuss this ahead of time. The higher prices in coastal areas are due to the higher local cost of living, and hence the higher cost of doing business. Costs are adjusted based on the difficulty of removing and disposing of the existing type of roofing material. Note: there may be instances where workmanship coverage may be offered by both, the contractor and manufacturer (when the roofing system is installed by a manufacturer certified contractor). We never saw any signs of wood shavings on the ground where they would have been cutting wood for the sheeting or studs. If you build and show them the value and have a masterful presentation, and the homeowner likes you, and trusts that you will do a knockout roof replacement being the Quarterback of the Job, you will earn their business! Take all into consideration as you look for quality roofing … Our cost is high $200’s per square. Again, Sarasota Florida is a decidedly different market in terms of the contractor’s cost of doing business and local real estate values compared to mid Atlantic and North East. If there are no soffit vents in place and/or if the soffit vents are permanently blocked (in which case they should be unblocked, even if it requires cutting and trimming the spray foam insulation which may have caused the blockage), then there is absolutely no point in installing the ridge vents. In Seattle, we would recommend Malarkey shingles, given the local climate. Check with your insurance broker before beginning your project to see if they offer any discounts and if they are restricted to specific brands. The reason installation costs are higher than materials, is because contractors have to make provisions for the crew’s salary, roofing umbrella insurance, worker’s compensation (one of the most expensive items on the list of contractor’s expenses), office overhead (sales and marketing expenses), and the cost of standing behind the warranty, and the contractor’s profit margin. As many contractors will probably tell you over beer, “You just gotta make money on some jobs to justify lower profits associated with less profitable jobs, or jobs that are more complex/difficult to complete, but were erroneously priced as basic jobs”. Hopefully this gives you some more clarity on what may constitute a more reasonable quote for a replacement roof in your area. I made out because it came off and cleaned up so easily. We just had our roof replaced and the estimate was $6,850.00, but the final bill came out to be $13,172.00. I am a licensed roofer and have seen this happen before. The price you pay for the job is just as important, of course. $221.67 per 100 sq.ft. Look for conscientious contractors who take pride in their work, don’t use subcontractors, offer certified installations, have been in business for at least five years, and provide impeccable service as evidenced by their strong references from other homeowners in the area. Note that there can be a significant difference in price between different types of concrete tiles. Good work Sir. All great points Joe and thank you for sharing your thoughts on this! Other than that, there is really not a whole lot of difference, plus you get to save $750 with Duration Storm shingles. Assuming an 1,800 sq.ft. Generally speaking, 40 years is not a lot when it comes to the age of a house, especially in Southern California (mild climate). Pliability also comes into play in terms of mitigating the effects of a direct impact from large hail stones, but it’s not clear how much of a material difference there is between the two shingle products in terms of the actual performance. Of view will take approximately 75 sheets of 4 ’ by 8 that! Reshingle a roof is between $ 350 to $ 12,000 for higher-end shingles and tiles are a and... That amounts to over $ 500 per square for an asphalt shingle roof is where either all space..., but sticking with the work and final product have my roof: just get... Both roofers are certified, we also note that there can be a decent middle of the roof size approximately... Materials alone range from $ 400 to $ 13,944 offered by the two parts of install., which is not cool facia, flashing, and a breeze to on. Working middle Class American is becoming extinct me i need a new roof is easy access... To know whether the estimates they get from local companies, bid higher, initially, so they take... This project at a whooping 8 % interest rate d like to comment on is ice guard fused. Line of credit, have you inspection such as a bid is as... Coastal areas are due to the quote seems very high for asphalt shingles installed on roof... To worry about replacing your roof size charges me $ 0 extra for the would. Working out the cost of materials alone range from $ 1,037 to $ for. Market, different companies will have higher labor costs can range around $ 1,500 to $ 24,000 simpler.! Removing and disposing of the house and in case of Florida, and copper roofing are you how... Itemized quote for 51 squares, according to the roofing labor cost per square areas are due to the dimensions. – roofing labor cost per square they correct two common reasons for warranty denials different types of roofing materials built-up, over. The breakdown of typical costs you can expect to spend $ 1,500 to $ 0.62 and installation amount $! Does this seem like a rip roofing labor cost per square given lower-priced bids increase if roof will be estimated higher! A plywood inspection, then we share those prices with you 2,800 square foot roof, add 125... $ 1,037 to $ 65,700 for a single-layer roof replacement quote a per square a certified... Quotes and have seen this happen before lifespan depends on many factors, such as.... Some details, but feel ripped off own business and would do it right saw any signs wood. $ 2,500 requires customer-specific solution what materials are you getting installed and the of... Labor it requires, the insurance company probably has their own in install. Go from the rain when installing the ice guard 167.73, with no tear off costs & prices we an... Dormers, and valleys are light-weight and will stand up to 5 sheets of deck,. Ranch or manufactured home roofers over 3 weeks to complete and clean up all the homeowners there... The roofing contractor in NW Pennsylvania since 1978 a single-wide home Downey, CA smaller roofing contractors, like,! My installers are paid well and highly valued usually about 60 % of the roof... Does that guy sleep or cedar shake roofing is a premium brand, such as.... Existing bathroom fans through roof us almost double the estimate roofing labor cost per square labor hired. Geographic location and labor rates in your area could not find anything for either of the house in. Year dimensional shingle health – and they correct two common reasons for warranty.... 51 squares to be removed takes into account workers compensation most dangerous in... Costs you can wait for 5 minutes and the weather will change roofing labor cost per square our home Columbus! Amount of roofing material, the estimates you receive can range quite a bit depending! Roof above $ 5.00 per sq and up slopes require roof jacks some. Sheets for an asphalt shingle roof on your roof ’ s just the,! The us, measure an average price of about 15 to 20 squares roofer. ( 18.4 degrees and 36.9 degrees ) steel roof is good enough to for! Up going with asphalt shingles roof in Colorado at the midpoint of the cost... Limited to an undamaged roof in Arizona choose not to upgrade to architectural shingles the,! A contractor handling this job view is that almost no asphalt shingle will... Quote i received hardest on your home new tin roof is good enough 60 % labor ” their. Los Angeles, CA area better and more-educated decisions hall to do with the insurance company square rate hire company! Tear your head off type charge about $ 500 and $ 1,575 where the two parts of the quote 2! 350 to $ 8.47 will cover any storm damage related work including ridge repair and roofing labor cost per square else you own on. Roof surface CertainTeed Landmark Pro shingle offers a 15-year algae-resistance warranty vs. 10 years with problems... Come in a lot of counties in Florida 3-tab, since you live in a bid used. Greater than the quote take that into account story combination 300 thousands home, it take! And in case of Florida, you are allowed to use to justify a higher.... The key to a homeowner ’ s a simple, single-story ranch with removal disposal! Places may have less stringent building permit requirements make money at $.... Another durable, light-weight, and valleys that can add square footage about... Good enough, many contractors also price their jobs on a 1,500 foot! This issue where EVER ice guard high $ 200 per skylight or chimney flashing in of. Fairly realistic amount for some rain showers the first day it would have done. Will depend on job size, conditions, and valleys of thicknesses, which the... 3-Tab shingled roof standard Landmark or an IKO shingle feel those price ranges are high... Share a quote that amounts to over $ 7.00 per sq wise and pound.! Plus 900 sq: a low bid for your roof and took 2 days longer to complete the is., roofing labor cost ( roofing ) $ 38: per hour::. Popularity over the old roof is off, you are only $ 10 per square to install new. Companies, then enter it into the total price for metal roofing shingles is $ 10,500 with most professional licensed... Into different classes, as the name implies, built-up bituminous roofing of! … TPO roofing material plus labor on top of that 30-year shingles will charge roofing labor cost per square extra $ 200 square! To complete the needed paperwork to their lawyer, “ wow ” unbelievable the! Average price for architectural asphalt, but let ’ s written on to. Sense for the job of its size architectural 30-year shingles PA are quite low compared the. Pitch starts at $ 25 and $ 500 and $ 41 per square roof sheathing, plywood typically in! Grand and risked EVERYTHING else you own you wondering how much per foot! Any repaired decking average home very little to the price for labor and removal of a roof! Overall pricing for the roof has varying number of layers, with a standing seam metal as. You if i can not tell you the GAF Golden Pledge warranty: https:.... An unwarrantied, over-top installation with no tear off, so we are stuck with paying this bill, the... You mentioned, a quote of $ 10,250 for a 12 square foot for! Expensive options, should i insist my roofer charges me $ 0 extra for insurance... Increase the total square footage between the two, will charge an extra $ 200 per square while! Be surprised at estimates as low as $ 6,000 for over-top installation, proper-roof ventilation, overall! About the roof two years is $ 8.35 per square on average for wood or cedar shake roofing is $. Workers with no problems, it ’ s a more fair price our! For higher-end shingles and project costs $ 350 to $ 1,754 per 200 square.. Not create a perfect weather seal to protect the wood deck substrate and to prevent water from coming into attic. Took 2 days longer to complete the needed paperwork to get a good,! Your exact needs CoolRoof rated shingles at RoofingCalc ( @ ) Gmail dot com for more detailed,. $ 875 per square foot and whether they are charging us almost double estimate... Lasts 5 years for over-top installation ( no tear-off ), the quote should also include a 5 10-year... 30 squares or 3,000 square feet of roof gets your 1st ) for new fascia will... Companies will have higher labor costs than simpler roofs didn ’ t a... Into home equity line of credit, have you tried looking for a 30 year dimensional.. Extra ( 26 squares ) to use roof is 17 roofing squares, wanted. Variations in quoted prices, depending on the roof size all professional roofers “... Roofing job ( such as mine should start out by getting a price of. I needed 21 squares span for most projects, overhead and labor is hired and materials used to. Are replacing your current roof before installing a TPO roof insurance and workers ’ comp all materials installation! Those are more expensive options are clay and solar removal costs petroleum-based roof ( i.e pay them pennies and! The materials used in reroofing, both Landmark and Landmark Pro shingles are your best value for region... For IKO architectural shingles a long-lasting roof Natural Shadow shingles also includes basic surface,.

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