How much should a new roof cost?
Pricing a new roof, here are the factors that effect your pricetag.
Surface Area of Your Roof. Roofs are measured in terms of squares which is a 10’x10′ area. The roof cost is made up of the price of the materials and and the price of the labor. Therefore the more materials you have to install the more man hours it takes to install.
Steepness: Steepness can vary widely from a low slope roof (flat to 4/12) to a steep slope which may go to near vertical. The steepness factors in to the labor portion of the roof. A low slope roof is easy to walk around and often doesn’t require the same amount of OSHA fall protection devices. This allows the installers to roof more quickly and reduces the man hours needed to complete the job.
Height: The higher the roof the harder it is to get materials on the roof to install. Often times a boom can be used however, if the property is inaccessible it manual labor that has to carry the 80lb bundles of shingles up the ladder to the roof. At the same time the risk factor for serious injury goes up dramatically as the height of the roof increases. Think the higher the roof the more expensive it will be to replace.
Flashing: This is probably the most overlooked piece of a roof replacement. I cannot stress enough the frustration that homeowners express when they used a company that tried shortcut or overlook there flashing details. If a company is using caulking or roof cement and not using metal flashing for the roof to wall or chimney flashing, do yourself a favor and get a second opinion. These leaks are costly often damaging ceilings, causing mold, and often times require removing the current roofing to do the job correctly. Flashing is a time consuming process which requires siding to be removed and reinstalled or brick to be ragged, which leads to increased cost.
Should we Tear Off the Old Shingles?: Most building codes allow for more than one layer of shingles. Most homes are strong enough to support two layers of roofing, but often time homeowners only know its time for a roof when they have found a leak. There may be significant damage to sheeting which will cause problems down the road. If you are considering doubling up, check the manufacturer’s warranty of the new roofing material to make sure it covers that type of usage. When comparing the lack of shingle warranty and the high possibility of future leaks vs the cost of the tear off, we do not recommend roof overs.
Decking: Some older housing may still have cedar shakes currently installed. If this is the case with your home, you will need to have OSB or plywood installed in order for your new asphalt roof to be installed. Today’s asphalt shingles are not designed to span such a gap like older T-Lock shingles and will not stay fastened to the roof if they are not properly installed.
Watch the Warranty: A full warranty covers replacement of defective materials, while a materials warranty offers prorated coverage. Most warranties include full reimbursement for materials and installation for a limited time. Generally, the warranties do they cover faulty installation; ask for a separate labor warranty from the installer. Save all receipts and invoices.
An average house that requires 30 square of roofing can range anywhere from $8,500 to $21000 depending on the factors listed above. Look for a reputable company with a history that offers warranties on their workmanship and the products they install. Ask for a reference of when they honored a workmanship warranty.