I live in the west suburbs of Chicago and have a ranch with a 4/12 hip roof. House is approx. 40ft x 60ft. It has one layer of shingles that I would have removed. Looking to go with a 40 year shingle. Can anyone give me a ballpark figure on what the going rate is per square for a tear-off and re-roof. Thanks in advance for your help. -Ed
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Does it have solid plywood sheathing or skip (board) sheathing?
Not Ply, 1x8's.
Call this guy, he's in your area.
http://www.reliableamerican.us/
I don't know him personally, but I know him from roofing forums and he talks a pretty good game. Ask for "Grumpy".
http://grantlogan.net/
I have a contractor that I'd like to use since he's done quite a few jobs in my neighborhood. Just thought someone here could give me a ballpark figure on what a square is going for. I really didn't want to waste anyone's time on coming out If I had no intentions on using them. I just really have no idea what a fair price is. I can't compare the neighbors pricing because I have the only ranch with a low slope roof, in the neighborhood.
I'd give you a price of $8,000 based on easy access to the house, dump truck in the driveway, 2' overhangs, ridge vent, but I live in rural Iowa where wages are lowerer than Chicago. Get a price from the guy you trust and go with it. With roofing the guy will earn his money.
Thanks guys, I do have very easy access for disposal and I know I'm looking at getting some of the 1x8's replaced near the gutters and reflashing chimney. At least that gives me some idea on price. I should have the bid in the next few days. -Ed
If the 1x8s are not tightly spaced then you will probably need plywood installed over the 1x8s. Make sure the roofer checks this out before giving you a price, otherwise you will get a rude shock partway thru the job. On my roof the single biggest expense was 60 sheets of plywood and the installation labor.
That's a real good point. I did bring that up to the estimator. How far apart were your boards? I looked at mine and they are fairly tight with some gaps in places about 1/4 inch. I know the ones at the very bottom will have to be replaced due to no ice shield and the previous contractor not overhanging the shingles enough. I was told that it would be $2.50/ft to replace. I just had another contractor recommended to me today so I'll get a second bid and decide it from there.
I just had 2 bids on painting my windows, one painter was 3 times that of the other so I need to get at least 2 bids on the roof to see where I am. Thanks for your input.
I received the bid today and now I have to decide if it's worth spending an extra $700 to upgrade from a 30yr. to a 40yr. shingle From all the posts that I've read there seems to be a lot of mixed feeling on this subject. Will I really get 10 more years out of the 40, if so, I feel the $700 would be worth it. Any thoughts? Thanks again for all the feedback. -Ed
If your sheathing boards are that closely spaced then you should not need plywood. Mine are 1x6 with 2" gaps and were originally installed for a cedar shake roof, so we needed to add solid plywood decking. I decided to go with 40-year shingles instead of 30-year because of better high-wind performance. We get some major winds here.
Thanks again for the input, I just started a new thread about 30yr. vs. 40yr.
With no more info than you've given, my estimate would be about $9000 + sheathing repair, flashings, etc. that I can't see from here if your house was in my neighborhood.
http://grantlogan.net/
I was thinking closer to 12-13KSo many variables and unknowns about job/site conditions and local market
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If I lived on an island and the workday was dictated by the ferry schedule and all the other local extra expenses, I'd figure double my price. $9000 is just for tear off, disposal, and reshingling with 40 yrs on my street. Don't have any info about venting, landscaping (we're working on a job today that's a nightmare to get the debris off the roof - the homeowner assumed her flowers were gonna get trashed - She gave the guys a tip equal to what she thought she was gonna have to spend after we left to restore her landscaping, but I'd already charged and paid more to slow down and not damage the flowers.), flashing, etc.Why is it every time I need to get somewhere, I get waylaid by jackassery?
http://grantlogan.net/