Hi,
I was interested in your feedback on a rule of thumb price per square to expect for installing architectural asphalt roofing, including removing existing shingles. The roof is about 1250 sf (factoring in the pitch), location in eastern MA.
Thanks
Alec
Replies
The ones that work for framers are about $45 to $50 per sq with extras such as domers, open valleys, step pitch vs walkable pitch, etc. you supply all nails, step flashing, shingles, ice and water, tar paper, drip edge, etc. The roofing companies in the yellow pages will probably be about $150 if you supply everything. Some of the ones that work for the framers are illegals that don't do the nicest work, so you need to watch them and know who you are dealing with. There are a few here that might be able to refer you to someone.
Also, if it is an existing house then they'll charge a little more for time slow downs of working off ladders rather than wall jacks. And they'll charge more if they need to strip the roof.
I noticed a flyer at my lumber store the other day for a roofing seminar being given by GAF (IIRC) in Spanish!
I can get it done for $40.00 per square plus the materials and dumpster fees. My roofer refers to it as 20 off and 20 on. If I spoke Spanish I could get the tear off done for less. Just don't ask if they are here legally. The illegals have driven the roofing prices down and some roofers out of business. Omaha Nebraska.
What is it like there?
Around here, it averages between $4 and $5 a square foot for labor to install shingles.
J. D. Reynolds
Home Improvements
Wow, that sounds high. In the Hamptons it's around $3/sq. for labor.
REALLY?
Will they make the trip to the burbs for that price?
(I don't make a dime on labor contracting out a roof)
J. D. Reynolds
Home Improvements
I think they are busy enough in the Hamptons. They don't even want to go to the North Fork with all the traffic. Though I have heard that things are finally slowing down a little. Alot less McMansions, just smaller renovations.
>> Wow, that sounds high. In the Hamptons it's around $3/sq. for labor. <<
I'm assuming you mean per square foot? -not per square...
For new construction, around here, it's about $30 a square for labor.
Edited 9/27/2006 8:03 am ET by Matt
You assume correct.
$400 to $500 a square for shingle installation?
How do you say WOW in espanol?
You really pay between $400 and $500 a square? What exactly does that include? Tear-off? How many layers? Material too? If that's just for new work installation...... holy crap!
View Image
>>>>>>>>>>>>>>>>You really pay between $400 and $500 a square?Steep pitch, cut up, lots of flashing, ridge vent, etc. that sounds about right.
"Let's go to Memphis in the meantime, baby" - John Hiatt.
http://grantlogan.net/
Wow. I'm really surprised by that Grant. $400/sq would have to be a killer roof to get that around here. Not 'average' like JD had stated. Those are some killer costs, but you'd know better 'n me.
View Image
If they're doing it for less, they're getting around worker's comp somehow. Shingler's W/C is $.50 on the dollar. We get by for less than that, because shingling is a sideline for us. If you've got illegals working for $15/sq cash, I can see how it would be less.
I can get all the shingle work I can do at the prices I gave the OP, but I'm barely making my margin at those prices. On the other hand, I've got $150K plus worth of equipment and I pay my guys better than average.My total sqs may be a little smaller. Some guys I know charge per sq of starter and ridge. I include x amount per sq in my regular sq rate. So someone else's rate may be lower per square, but they have to allow for more squares. I started doing that when I realized homeowners were giving my numbers to other contractors that were too lazy to do their own takeoff. They'd have to go back and buy more shingles to finish the job and end up installing them for free.
"Let's go to Memphis in the meantime, baby" - John Hiatt.
http://grantlogan.net/
strip & reroof..... $400 - $500 / sq. is pretty typical here too
i'm surprised at Brian's low prices... i would think suburban Boston ( inside 495 ) would be right up there alsoMike Smith Rhode Island : Design / Build / Repair / Restore
I don't doubt your numbers at all Grant. I'm just surprised at the cost given that the only barometer that I have is the pricing in my own area. I pay 75/sq for new work installation. That's for a basic two story colonial on an accessible site. I usually boom the shingles up to the ridge with the forklift.
I believe, but could be mistaken, that my roofer told me his W/C is around 30%. A homeowner wouldn't/couldn't get the same roof done for $75sq for obvious reasons. My roofer tells me he really doesn't make more than $400 or $500 on new-work jobs unless he's up there himself. It just fills in the holes and covers payroll/overhead.
It was only about 5 yrs ago that I was working for my old boss and remember getting roofing quotes around $35/sq for new work. I highly doubt there were many insurance certificates available on those jobs though. That's what the legitimate guys are up against though.View Image
>>>>>>>>>>>>>My roofer tells me he really doesn't make more than $400 or $500 on new-work jobs unless he's up there himself. It just fills in the holes and covers payroll/overhead.Same for me at the prices I quoted, but I don't get up there anymore. I'm primarily a sub and I do those type jobs for my contractors that mostly build million dollar homes or do half million dollar remodels and ocasionally develop a small starter home subdivision. They make one call and they've got a roof and gutters and any window/door/foundation flashing they need plus sometimes they need a rafter demo while we're taking the roof off for remodels. So, I take it all to keep 'em from shopping. Price is not a problem on the big jobs and they let me wait 'til I need a fill in on the low priced stuff. Oh yeah, Sphere doesn't do shingles other than filling in around copper work. He, Dale, and Mikey handle the really fancy stuff and the carpentry related things. Josh and Mike do the bays, asphalt shingle flashing, misc repairs and some standing seam. Los Guys do the shinging, the EPDM, the flat seam copper, some standing seam, and some guttering.
"Let's go to Memphis in the meantime, baby" - John Hiatt.
http://grantlogan.net/
I just went through the process of getting estimates and choosing a roofer in the suburbs west of Boston ("Metrowest" area). I ended up getting 5 estimates before I found somebody I felt comfortable with. Two were guys who advertised on Craig's List who I did not know at all and neither one had been in business more than a year or two. The other 3 were established companies that have been working in my area for several years.
The roof is about 28 squares. It's a tear-off and replace job.
The estimates were not all apples to apples because as I talked to people and got advice I changed my plans a little. They ranged from $8,000 (3 estimates - the 2 less experience guys and one of the long-timers), $10,500 (one of the long-term reputation guys), and $14,400 (another long-timer).
The final spec is: 30 year architectural shingles, cut valleys with copper flashing in the visible areas up front, new metal drip edge on all eaves and rakes, the roofer will replace 2 skylights with new ones supplied by me, ice & water shield in all valleys and up 6 ft. on all eaves. I think that's all the relevant info... That was $10,500 from one of the experienced companies with an excellent reputation.
So the bottom line is that I'm paying about $375/square and I've gotta believe that stuff like copper flashing, installing skylights, etc. had an effect and is figured in there somehow.
The roofer is supposed to start my job in mid-October so I don't know yet how it'll all turn out.
Do two things no matter who you hire.
Make sure they have WC insurance on all their labour.
Check the jobs they have done to be sure they do good work, looks good and doesn't leak - by talking to owners
If you are starting out by looking for price instead of looking for someone who knows what they are doing, you are sure to get stuck witha bad job
Welcome to the
Taunton University of Knowledge FHB Campus at Breaktime.
where ...
Excellence is its own reward!
Hi Alec. I'm a framing contractor servicing greater Metrowest (Newton, Wellesley, Lexington, Weston, etc..... the 128 belt)
Expect to pay around $150 a sq for strip and re-roof for starters. That's one layer on and one layer off. Doesn't include materials or dump fees. And that's for a relatively basic roof (not all cut-up) with reasonable site-access. Things like hips, valleys, flat-work, skylights, and penetrations will increase your costs.
If you call one of the heavy hitters with full page Yellow Page ads expect to pay as much as double that amount. Be beware.... many of them sub it right out anyway. So that extra money didn't necessarily go to a higher quality job.... just to a middle man. Be sure you ask about the possibility of the company you hire subbing it out before you pull the trigger with anyone. And of course, as always, be sure and get W/C and liability insurance certificates from whomever you end up hiring.
Email me if you'd like the name of a reasonably priced roof who does very good work in the Metrowest area. I trust him with all of the roofing that falls under my scope and depending on your schedule he may be able to help you out.
Lexington, KY -
30 yr archies, labor and materials, walkable slope, 1 story, includes ridge caps, starters, alum drip edge - $182/sq
Tear off 1 layer/dry in/disposal - same criteria - $158/sq
ice barrier - $44/sq
cu valley - $23/lin ft.
Sheathing repair - 1/2 CDX or 1x - $225/sq
ridge vent/cut sheathing - $9/ft
step & counter flashing-walkable - cu - $29/ft
waste vent flashing - lead - $55/ea
So, 12.5 sq = $4250 for t/o and reshingle. I don't know your quantities for all the other items and there may be more options on your roof.
Upcharge of about 10% for 2 story or intense landscaping to deal with. Add about $40 for tear off and disposal if there's an extra layer.
"Let's go to Memphis in the meantime, baby" - John Hiatt.
http://grantlogan.net/
Having Sphere work for you: priceless!
LOL....View Image
Hey -you ever seen "Hedwig and the Angry Inch" play or movie?
"Let's go to Memphis in the meantime, baby" - John Hiatt.
http://grantlogan.net/
I tried to watch the movie, but didn't make it very far. The play was showing here for awhile too. I'm afraid to ask why it's relevant.
We're re-roofing the house of the guy that wrote the music for the play/movie as well as a bunch of other movies. He just moved here from NYC. I'm pretty sure he votes Democrat. We're also working on the house of the son of one of the most influential Republicans of the last 10 years. They're both tremendous pains in the asss and also two of the most entertaining cats I've talked to in a long time. I've had the exact same issues with both of these guys and they couldn't be further apart politically, sexually or any other catagory I can think of.Just thinking out loud and I'm pretty sure brownbagg isn't familiar with "Hedwig", so I picked on you.
"Let's go to Memphis in the meantime, baby" - John Hiatt.
http://grantlogan.net/
LOL!At least you run a bi-partisan shop.