Does anyone have a feel for average costs to re-roof house (per sq ft) in the New Haven , CT area??? Roof has three layers of shingles on it currently. Assuming those have to be removed. Back roof has pitch change from normal to what I would consider flat. Should flat section be rolled roofing? HELP!!!
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$120 - 200/SQ
Mike Smith is closer to you so watch for his comment.
The labor and tipping fees at the dump fro three layers is a large part of the cost on one like this.
Excellence is its own reward!
"The first rule is to keep an untroubled spirit. The second is to look things in the face and know them for what they are." --Marcus Aurelius
New Haven can be inner city, with lots of nose-bleed triple-deckers.
Or it could be a nice little up and over ranch in a nice neighborhood.
So price depends on location, type of house and height, access, condition of roof sheathing, type of shingles, flashings , chimneys, fascia & trim, skylights, and type of roofing desired.
I'd guess $200 to $500 a square dependingMike Smith Rhode Island : Design / Build / Repair / Restore
Thanks for the info
Thanks for the info
How often it is that we get little thanks for helping and here's a whole bouquet of gratitude!
.
Excellence is its own reward!
"The first rule is to keep an untroubled spirit. The second is to look things in the face and know them for what they are." --Marcus Aurelius
If the bottom layer is wood cedar shingles on "skip" sheathing (roof boardss with a sevceral inch gap between them - look at the bottom of the roof in the attic) then the 3 layers have to be stripped, new sheathing put down and then the shingles.
In NW Ohio (which is not a high cost area) they're getting $400 - 500 per 100 sq ft (a "sqaure" ) for that sort of work.
________________________________________________
"I may have said the same thing before... But my explanation, I am sure, will always be different." Oscar Wilde
Going rate is about $300-350. Fringe will be down to $240-ish. Those with too much work and trying to score a Christmas Bonus will be above $400. You'll find some for less that $225, but after they're done you'll wish you hadn't.
You're right about that. When I posted last night, I was taking meds for my back and had my head back in the early eighties on a low flat ranch roof..
Excellence is its own reward!
"The first rule is to keep an untroubled spirit. The second is to look things in the face and know them for what they are." --Marcus Aurelius
"When I posted last night, I was taking meds for my back and had my head back in the early eighties on a low flat ranch roof."
That's a relief. My faith is restored.
Rich Beckman
Another day, another tool.
Sometimes I think we're still in the 80's around here. Tearoff for asphalt here gets you $15 per square. Paper going on is ten, and three tabs are about 90. Yup, that's $145 per square total. If you move up in the world and get Tamko Heritage, you might be able to charge $160 a square. Dump fees for a loaded 20yd dumpster about $200. BTW, you guys see that new movie, Top Gun?
And I'm in the expensive part of the state!
fifteen per ply was the tearoff rate in the seventies..
Excellence is its own reward!
"The first rule is to keep an untroubled spirit. The second is to look things in the face and know them for what they are." --Marcus Aurelius
"fifteen per ply was tear off rate in the seventies " I've noticed that on occasion you will comment with some disgust the money some of us are working forout here. Kind of makes some feel like a chump . With your obivious experience in the building industry how would you suggest that we get more money than the market will bear?
you've got to market yourself and stop competing on price..compete on perceived value...would you rather pay $5,000 for a roof that will leak, and they didn't protect the siding or bushes ?
or would you prefer to pay $10,000 for a roofing company that came highly recommended, that can show pictures of great looking roofs, that has a list of references, that leaves the job looking great with nothing left undone...?...?
do you know how much an eye surgeon should charge for fixing a detached retina?
no ?
neither does your homeowner know how much a new roof should cost.. not until you tell them... next time try doubling your price....if you don't ask , you won't getMike Smith Rhode Island : Design / Build / Repair / Restore
Mike , thanks for your reply and Piffins . My bread and butter is "Turn Key" houses for a group of investors. and on occasion I bid other sub projects. I think the reoccuring theme you two are trying to get across is you gotta sell yourself. I've tried to sell my work .
Mike pretty well answered it.
I'll add that it starts within - your own attitude.
When I moved here, I went to work for a company because I was a little burnt out from always being asked to compete on price and to go back and sharpen my pencil.
The owner of this company started every morning commiserating about how worried his was if this or that customer would pay on time so he could write paychecks. He was burnt out too and that attitude affected morale in spite of how good a guy he was. He often stated something like you just did or, "You can't get these people to pay any more than this around here."
I quit to work for myself again in '91, which, if you'll remember was not a particularly good economic year. Since then, he has closed shop and I have half of his old customers, running a smaller, more profitable outfit. I just say no to the customers who don't meet my standards.
I make a decent living doing better than average work.
BTW, I'm not sure what you read as disgust. The only things that disgust me are slovenly workmanship that stops just short of minimum requirements and over-reaching govt bureacrats.
I've never seen you as either. My comment was a raised eyebrow, WOW! kind of thing..
Excellence is its own reward!
"The first rule is to keep an untroubled spirit.
The second is to look things in the face and know them for what they are."
--Marcus Aurelius
Thanks for the info
I just got a bid from a good roofer. I checked and so far every job looked great his only "weakness" is he always takes a few more days than he claims. The work is perfect and he's more than willing to fit it into my schedule.
This is new construction, the west wing (5 square) he will do at $80 per square, there are 4 dormers in it and the pitch is 27/12, yep 27/12!
the great room has 9 square and it has three dormers on it . That is at 17/12 pitch. There is one square that because I can't get my forklift there he is charging me $150.00 for since he will have to work off the scaffolding and provide staging. The deal is that I use my telescopic forklift to keep him betwen waist and chest heighth.
He thinks the pitch is a plus since it will be closer to doing a wall than a roof.
Frenchy,
Make sure you read the manufacturer's specs on the installation of shingles on steep slopes. They often state that you must cement every tab to the one below because the factory adhesive on the back of the shingle won't bond at that pitch. Our experience has shown this to be true.
carpenter in transition
Thanks for the tip, I'll check it out!
Steep piches require six nails instead of four to prevent puckering too. Gravity is help you keep snow and rain off but helps the material fall away too..
Excellence is its own reward!
"The first rule is to keep an untroubled spirit.
The second is to look things in the face and know them for what they are."
--Marcus Aurelius
Thanks again, four nails are so common that I would have just banged them into place without thinking. any other tips? I'm gonna use shingles because the budget is all used up, but once I recover finacially I plan on getting slate and hopefully that will last me the rest of my life....
Thanks for the info
Just had my house re-roofed in Madison, CT., 20 miles from New Haven. Tore off one old layer, no rot to repair. Installed solid barrier against ice dams, full tarp, and roof vent and 26 sq of 3 dimensional tabs with unlimited life warranty. Contractor had old roof removed as part of deal.
$285/ square.
Now tell us more about this " unlimited life warranty".
Excellence is its own reward!
"The first rule is to keep an untroubled spirit. The second is to look things in the face and know them for what they are." --Marcus Aurelius
Piffin
What had been GAF 40 year shingles are now warranteed to last the life of the house on which they are placed, provided they are the only shingles installed, i.e., not a second layer. I'm sure the warranty is worth the paper it's printed on.
Griff
Some warrantees are more of a marketing tool than a real assurance. I'm sure it doesn't cover the labor and we've had a few discussions here about how hard it is to get manufacturers to stand behind even typical fifteen year warrantees when it is clearly a poor product that caused the failure.
In contrast, I replaced a roof for a customer who had installed his own Ondura corrugated roofing. The stuff is junk, fit only for a barn or shed in my mind but this was when the company was stil pushing it to the general public and couldn't afford bad reviews or bad press so they not only provided replacement materials but paid for my labor to install it. The customer was very happy, ending up with a better roof than he had in the first place at no cost and the leftover materials went into a lawnmower/yard shed to save him the dump fees and leave him with a few bucks leftover.
The only way to claim on most roof warrantees is to be sure to keep all your documentation in a lock box and install exactly according to their directions. Any variance becomes an excuse.
Personally, I've been very happy with the GAF products. Sounds like you got a good deal..
Excellence is its own reward!
"The first rule is to keep an untroubled spirit.
The second is to look things in the face and know them for what they are."
--Marcus Aurelius
Thanks Piffin. I wasn't really counting on the warranty when I selected the shingles. It would be likely that if I needed resort to the warranty a whole lot more than just the roofing would be in need of help and I'd first look to my homeowner's policy to fix everyting. I merely mentioned it in the post to reflect that I selected what I thought was a quality shingle. Probably should have just mentioned its expected life and left it at that.
Good to know you've got both feet on the ground and a brain filling the space between your ears!
;).
Excellence is its own reward!
"The first rule is to keep an untroubled spirit.
The second is to look things in the face and know them for what they are."
--Marcus Aurelius
Thanks, Piffin. I appreciate that.
I think I need to raise my prices, or move to Conn. or both.
Installed 21 square roof using 30 yr dimensional (Oakridge series, Estate Grey), complete with weatherguard around all eaves and even in valleys (underneath the metal flashing.) 30 LB felt black-in, and aluminum drip edging around entire perimeter. Mostly 6/12 pitch; one add- on section in rear was closer to a 5/12 pitch.
Tore off 2 layers of old shingles, hauled them away. Installed 3 rubber flashing boots and had to re-do step flashing/ counter flashing around a large, brick chimney. and on a bump-out roof tied into a brick wall. Tore out wood rot equivalent to 6 sheets of plywood and replaced with new.
Time from start to completion was 2-1/4 days. Had a crew of 5 men total.
Cost I charged (labor and materaial) worked out to $198 per square.
Davo
Well, I dealt with a single guy who sometimes had a helper picking up the ripped off shingles and ferrying material around the site, but it was essentially one guy doing the roofing. He came and went as weather permitted so the whole job took closer to one month than one week, but it did get done without leaks.
Did good work - not just to my untrained eye - other contractors who have stopped by to chat (lots of work in the neighborhood) have mentioned the quality and appearance.
His estimate was about in the middle of the pack we received, but what we really used to choose him was that he was available. Didn't just push us off with a lot of vague talk about other jobs. Said he'd try to be here within 10 days and would keep in touch to keep us updated. He did and showed up pretty much on time. And worked as the weather permitted.
He's replacing the cedar siding on the south gable of my house now - got all warped and a lot of them split. We feared water seepage through the cracks. Got me the stock so I could stain both sides before he got here to install it. So far, so good.
Thanks for the info
Thanks for the reply.
The reason I am asking this question is my mother-in-laws house in Hamden, CT needs the 3-4/12 roof on the rear (about 400 sq ft) replaced as it is leaking. It has three layers of roof on it. The contractor wants $3,200 to remove shingles and cover roof with ice dam material and re-roof with no guarantee roof will not leak. Something just does not add up!!! Any suggestions as to what I should do? He was contracted to remove and replace 4 feet of shingle across the back edge as this is were the problem was. After he started the job he said he needed to remove the whole roof area to fix the problem. I would have thought he should know this before he started.
Thanks for any help.
Sorry rcmtoy if I misled you but I'm just a ground pounder. I'm not a roofer and have no experience with it other than the recent job I had done on my home. Have no idea what to tell you bout your problem except maybe call in another contractor for another opinion. After the tear off can you see any dark marking on the sheathing where water may have been leaking? The fella I used is Ed Hansen from East Haven 467-6049 if you're interested. Good luck. I know of Russo Roofing in Hamden and that they've got a pretty good rep.
Thanks for the recommendation. I let the wrong person take care of this initialy. Figured sooner or later I would end up with it. Don't like to do roofing.
Normal three roof rip and new fiberglass installation around my neck of the woods on the north shore of LI is $350 unless you get some guys up from the south shore then you might get it done for $275 and it depends on the time of the year and how good their work is. Will they remove rotten sheathing where soft? Flash around the chimmeny properly..vent pipes...drip edges.....undercourse around all four sides...cover bushes and lawn below...and be neat and work steady?
Be well
Namaste
Andy
It's not who's right, it's who's left ~ http://CLIFFORDRENOVATIONS.COM
Thanks for the info!!