You’ve probably put it off, and put it off, but one day you look at your roof and figure it offers your house about as much protection as a paper bag. This is not at all good. Then there’s the fear factor. What’s it going to cost to replace it? Does this mean putting off retirement till you’re 90?
Well, if you’re going to be dealing with several roofing contractors to get quotes, you better be well armed and prepared with the facts, so you can deal intelligently. So, what do roof installations actually cost?
Glad you asked.
Obviously, it depends on the type of roof. A single story, low pitch asphalt will cost about $40 – $80 to tear off per 100 sq. ft., then $70 – $100 per square for new shingles. This assumes the plywood underneath is in good shape. If it’s damaged, you can could on an additional $50 per sheet, for each sheet that needs to be replace. Chimney flashing will add an additional $150 – $300 to replace, while pipes average about $25. And we’re not through with the extras.
If you have a steep pitched roof around 7/12 and higher, add about 10% – 15%, while houses with two stories will bump the bill up another 5% – 10%. Then there are metal roofs which come in several styles and configurations. One type, using 29 gauge thick fastener panel will run about $2.25 – $4.00 per square foot to install. Another type is a 24 gauge which will run approximately $4.00 – $6.00 per square foot.
How contractors quote.
Most roofing contractors quote on the overall square footage of the roof. Those roofs that are less than a thousand square feet, nationally average about $1,427. Larger areas up to 2,000 square feet typically run about $2218, 3,000 square feet about $3,218, and those up to 4,000 square feet up to $3,827. Again, this depends on the type of roof you’re installing. Shingles, wood shakes, slate, tile, metal and more.
The thing is, once you have all the facts, you can compare apples to apples when getting bids from different roofing contractors. And as always, make sure you get references, and check with the Better Business Bureau on those firms you’re getting quotes from. Your home is most likely your biggest investment, and you want to be 100% certain that you’ll be getting the biggest bang for your buck.