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Roofing question

What would you expect to pay for a new roof, including tear-off of the old one?

Assume a modest, one-story house with no architectural features to speak of, in a suburban area.



( 5 comments — Leave a comment )
May. 19th, 2005 02:51 pm (UTC)
Are you replacing the wood underlayment or just the shingles?

It will depend on the square footage, the accessibility of the roof, and the steepness. I paid $4000 or so in Chicago, back in about 1987. That was for shingling over the top of existing roofing material, no tear-off. It was a two story house, though, and a steep roof. I would not be surprised to hear that the same job today would cost $10,000 or more.

Receipts from the closing on our current place show $4500 for doing the one-story, three-bedroom ranch house roof and a steep two story barn roof, with replacement of the wood underneath. That's in exurbia, and was done in about 1996. However, the quality of the work is very poor, and the whole job needs redoing now. The materials that were used were the cheapest possible, and the wood is rotting from the edges in. The shingles are "shelling" and leaks are starting to develop. :(

The contractor's "life time guarantee" as listed on the receipts is worthless. He must have had a lot of unhappy customers, because he has fled the state and left no forwarding address.

If you are about to contract for this type of work, be sure to get more than one quote, and get references for people who had work done by the same firm two or three years earlier. Follow them up. Check with your Better Business Bureau too to see if there have been complaints lodged against the contractor.

Roofs aren't cheap, unfortunately.
May. 19th, 2005 03:30 pm (UTC)
The contractor I spoke with mentioned the fly-by-night, use the cheapest stuff contractors. He's someone who's fairly well-known and stable (been around 20 years or so) and claims to not do the cheap or corner-cutting things. But the price he quoted ain't cheap. Then again, I don't really know what a roof should cost -- I come from a long line of house renters.

The roof isn't very steep - the attic peak is only about 5 feet over the floor. A neighbor's tree overhangs most of it on one side, so that might be a problem, but access from the other three sides is pretty good. I'm trying (and failing) to remember whether the underlayment was talked about at all with the contractor.
May. 19th, 2005 03:34 pm (UTC)
Here's the only picture of the house I have at the moment. You don't really see the roof, but it just continues straight back along the lines implied by the front roofline. There's a chimney, and a TV antenna that needs to come down (because I don't use it).
May. 20th, 2005 03:10 am (UTC)
We paid around 5.5K for ours... but that was also with new gutters. I was impressed - I left for work one morning, and we had a new roof when I returned. The company in question sent a HUGE crew (so I'm told)... so far, the roof's holding up well. I'd recommend the company - I think our roof's a bit larger, so I'm sure the price would be less for your house.
May. 20th, 2005 04:32 am (UTC)
Thanks. :) I wonder does a 2-story house cost more than a 1-story by default?

I'll be getting new gutters too. In fact, if for some reason I can't afford the whole job, I pretty much have to get gutters now anyway, but could maybe put the roof off till the fall.
( 5 comments — Leave a comment )

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