I need a reality check on roof pricing. I am a General Contractor in Maryland. We usually do the installation of asphalt shingles on the additions that we build with our in house crews.
We are asked about a half dozen times a year to just replace an existing roof. I recently was asked for an estimate from a client that I have done work for in the past to replace his roof.
The roof is a simple 5/12 gable roof with an attached carport roof. The roof is a 2 layer tear off. There is 2085 SF of roof shingles. The shingles are 25 year 3 tab roof shingles. 114 LF of ice and water shield at the eves. One medium size chimney to reflash in aluminum. 24 LF of valley flashing with ice and water shield and aluminum valley flashing. Replace 2 plumbing flashing. 1 nine inch roof vent. 30 LF of step flashing roof to brick wall and counter flashed. Remove all construction debris.
I have been using Home Tech Cost Estimating System for many years. The estimate that I generated for this roof was $6,982.00 The homeowner got 3 other estimates. The first estimate was for $ 6,000.00, the second estimate was for $5,600.00 and the third estimate was for $5,000.00
At $5,000 to replace a double layer 21 square roof is $238.00 a square. Are contractors really replacing roofs at these prices? This roof will have $ 3,200.00 worth of materials and dumping charges alone.
$1,800.00 for labor, Workmens Comp. Liability Ins. Social Security match and all of the other overhead involved in running a business. Just does not ad up.
Based on the roof specifications listed above, can anyone tell me what a fair, competitive price would be for this roof
Thanks
Replies
8 grand
I just ran a proposal with the supplied specs. I don't flash with aluminum, so I priced copper. Not much real difference.
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http://www.quittintime.com/ View Image
G, Thank you for that,,,I got some tire kickers I won't send your way. They want a free roof.
I did refer a flat rubber job to you, if he's a skunk, I"m sorry..Big Sink Rd..I think he'll call you .. He knows our past customers over there, just needs a nudge in the right direction.
Elderly H.O., porch shed roof, 2/12, 12x40, I gave ball numbers at copper from his visit at Gorms in Versailles..he'll do rubber, but I lack numbers.
It's like that roof u there way the hell out in Bourbon Co. that Dale and I did..farm house place, lots a flat pitch, white al. gutter...past Lotts area. Near Old Toms?
Can we post actual prices here now?
Hell..Ok..I'll whore for 2 bucks less than the next poster, hour day or week, but I spit.Spheramid Enterprises Architectural Woodworks
Repairs, Remodeling, Restorations
They kill Prophets, for Profits.
This is the BEST! Thanks for sharing! I don't do much shingle work,, prefer steel,, but I'll use this info,, with your permission of course! Thanks again!
Help yourself. But remember my prices are location specific and geared toward my overhead costs.http://www.quittintime.com/ View Image
Paul
I ran it through the way I would price it.
$7,600 to $8,000 would be my price.
Rich
I guess I need to hire you guys.http://www.quittintime.com/ View Image
seeyou
That's my internet price. Of course there is S&H on top of that.
Rich
Fair = ?
Competetive= The other three bids have answered that for you I think.
around here thats about right,165 a sq to nail down 30 yr. 40 tear off 1st layer,second runs 20. no dump fees ,were still real cheap compared to most,25 a ton.i don't think there is a roofer in town that was born within 500 miles of here,they all ride around in their duallys,checking the workers.
when i'm paying for it,it don't seem that cheap!!
YOU ONLY NEED TWO TOOLS IN LIFE - WD-40 AND DUCT TAPE. IF IT DOESN'T
MOVE AND SHOULD, USE THE WD-40. IF IT SHOULDN'T MOVE AND DOES, USE THE
DUCT TAPE.
Your answer around thats about right. Where is around here???
Paul
midwest, wichita, ks is where i'm located. do da landYOU ONLY NEED TWO TOOLS IN LIFE - WD-40 AND DUCT TAPE. IF IT DOESN'TMOVE AND SHOULD, USE THE WD-40. IF IT SHOULDN'T MOVE AND DOES, USE THEDUCT TAPE.
Wow with all of the Tornados you must stay busy
Say hello to Dorthy
Paul
This is distant from your posting, but I've had the rubber underlayment on my roof in Wisconsin put up to the top. It really doesn't cost that much more, and I've never had an ice dam problem as a result. I sleep better as a result.
If you've had ice dammning problems that high up,, you have different problems Barmil!
Should have done some re-insulating/airsealing when the roof was off!
I don't disagree totally,, but ice dams are indicative of other issues!
At $5,000 to replace a double layer 21 square roof is $238.00 a square. Are contractors really replacing roofs at these prices? This roof will have $ 3,200.00 worth of materials and dumping charges alone.
$1,800.00 for labor, Workmens Comp. Liability Ins. Social Security match and all of the other overhead involved in running a business. Just does not ad up.
So, you really think those guys with the crews of illegals are paying all that stuff?
Joe H
Edited 3/17/2009 11:06 pm by JoeH
Where in MD?? MD is really as I see it three different zones. The lower prices would probably fly in Western MD or on the Eastern Shore. But where I am in Balt / DC, that's a $7500+ job. One local outfit that just does roof/siding/windows would probably bid it at closer to 10K and offer to finance it. Based on the contractors I know- you're getting lowballed by someone with low overhead. That could be illegals, no ins, a wink wink~pay me cash for a 20% discount, lots of reasons.
you're getting lowballed by someone with low overhead.
There's also that group of "storm chaser" type national contractors that basically buy shingles for cost. They agree to buy "X" amount of a certain brand of shingle (usually OC) from the local ABC or equivalent in a certain time frame for a price at or slightly above cost. The quantity they purchase pushes the local dealer into a lower price bracket, so the the dealer makes more per square on chumps like me who are paying full price to begin with. http://www.quittintime.com/ View Image
I ran into the opposite situation -- a fast-talking outfit that wanted to charge twice the going rate. High-pressure sales, of course -- gotta sign now because our guys are so busy, prices are going up, etc.
The modern conservative is engaged in one of man's oldest exercises in moral philosophy; that is, the search for a superior moral justification for selfishness. -John Kenneth Galbraith
Probably selling Certainteeds, too, huh?http://www.quittintime.com/ View Image
I forget what they were pushing. Not Certainteeds, though, or we would have told them to take a hike from the start, rather than suffering through the whole presentation.
The modern conservative is engaged in one of man's oldest exercises in moral philosophy; that is, the search for a superior moral justification for selfishness. -John Kenneth Galbraith
Paul
welcome to the new depression.. there are too many people who simply want to survive at any price. It used to be labor cost around $20.00 an hour but there are a lot of people willing to work for 1/2 of that because they've got mouths to feed..
I've listened to a former framing contractor who was offered $5.00 an hour off the books and he took the job!
I just checked prices and ran raw costs.
Materials, dump fees, and raw labor would run me $6800. No OHP & P included.
http://www.quittintime.com/ View Image
Plus you're using $500 more of great flashing instead of #### aluminum.
Plus you're using $500 more of great flashing instead of #### aluminum.
I'm getting copper at about $2.50/lb right now, but it is creeping up. There's probably not 50 lbs of flashing on this job and the labor to flash right is the same for either material. So it's more like $150 bucks worth of copper vs. $50 bucks worth of alum, looking strictly at raw material cost. And in this case, 75% of the fabrications would likely come from scrap from a standing seam job.http://www.quittintime.com/ View Image
That doesn't mean it's not valuable , just slightly more profit for you on that 1 item -- except your bid is twice what the low man wants <GGG>
You and I don't have to compete often with low ballers - they search us out for our skills and not as one dimensional for just the price.
As well as our good looks as you noted last evening in another thread !!
except your bid is twice what the low man wants
Yeah and my point was taken by someone else. There's no way that low price is legit. The only way to do that is to hire illegals, not have insurance, don't pay taxes, don't honor warranties, and dissapear before the bill for the materials arrives.
Now, I probably pay my guys a little better than the average bear, but I get a little higher quality guy for my trouble. Which means I typically don't have to watch them as closely, so I don't have to make as much on each one of them. Less administration.http://www.quittintime.com/ View Image
Dont know about Maryland but in Michigan guys are nearly doing charity work just to avoid the couch!
Family.....They're always there when they need you.
Paul,
I would aim to sell that job to one of our customers for arond $9000---- but I wouldn't be reall enthusiastic about the prospect.
most of our work is about 10/12 or steeper
so a 5/12 job is actually a competitive problem for us because 2 guys working out of a staion wagon will give low prices on 5/12 work.
we would consider it a VERY easy 2 day project--- we would probably be done each day by 2:00 and 3 of us would work it.
I am guessing materials and haulaway would come to under $2700 dollars----and with 2 short days of labor for 3 0f us----- yes someone could legitimately make ok money at around $5500
stephen
I did a lot of roofing in late 80's. Price's were good until a downturn. I started to get underbid for prices that just covered my material cost. I got a call from one of those HO about six months later to come and do the job properly. These underbidding guys had no tarpaper or underlayment , no drip edge, shingles were I think best quess 15 year. Front half over the roof were dual black, back side were different. Only had 4 nails per shingle, some places 2. I don't think they even knew what a chalk line was used for as no lines horizontal or vertical were straight. My point is you get what you pay for. You can reduce your profit margin, but you can't reduce your integrity. Stay with what is right and fair.