My son’s house was struck by lightning this summer and we are going to re-roof togeather been some years since i have given bid for tear off and shingle. simple ranch with front facing gable dormer.
Far north chicago sub. what is the going labor rate. Last time I bid in skokie il was 40 per square labor tear off and same for lay down and 45 per sheet of half inch plywood. that was 95 or 96.
Edited 8/30/2009 10:17 pm ET by mrsidejob
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surely it was not one price fits all regardless of pitch, access height, etc.
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access is good its a simple ranch home, in this area ranch homes are 4/12 or 6/12 at most dormer is about 8/12 but not much area, standard 3 tab no gutter work, 15 lb felt standard simple was just hoping someone might give some info that would include recent experience w/ ins. co. i have never defrauded but i do not want to leave money on the table. Do you have any information that i could use? Thanks
50-120/sq here. double that for off and on. add for whatever tipping fees at dump.You won't ever find much of specific pricing here because of so much regional variation.
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$300 sq for strip and reroof... labor & materials... submit it and let the ins. game beginMike Hussein Smith Rhode Island : Design / Build / Repair / Restore
Post the dimensions and the pitch of your roof. Also, note how many layers, pipe penetrations, vents, chimneys, drip edge etc. . Armed with that info, I can tell you exactly how much the insurance will offer there in Chi town.
OTOH, don't be afraid to just submit a bill for $400 per square. Mike suggested 300 but I'd submit higher. Don't be afraid of ripping off the insurance company. They don't care if you get ten estimates at $1000 per square....they will pay what they pay.
The process works like this. They already have a database for your area and they know exactly how much they will pay. If someone submits an estimate for a lower number, they will gladly pay the lower number. Since you are not in danger of losing the bid to a competitor, you don't have to try to hit the majic number. So, don't even try to. Just go for the gold.
It's the same process doctors use every day. They throw enough ^(&%$ against the wall and see what sticks.
And...dont' worry about the morality of it. Its the game the insurance created. If it was wrong, they wouldn't be paying less on any claim any time, would they?
To get full replacement value, your son will have to pay a contractor the full amount. Otherwise, they will keep the "recoverable depreciation value". So, be prepared to submit a bill for your services as a company. There is no rules or requirements for how long your company is in business, so you might have to start a sole proprietor business today. Again, this is legal and moral. If it wasn't, you can rest assured that the insurance company would legislate against it and the claim wouldn't be paid in full.
Things to look out for: Did they include replacement of ALL parts up there on the roof? You don't want to reuse pipe flashings, drip edge, vents and other flashings. If they don't include a figure for replacing these, file for a supplement.
Thanks, i am not comfortable with high numbers, weak conscience i guess
i carry contractors package for insurance and run a small co. on the side as my name suggests. the roof is a 5/12 with 3 stacks and one metal chimney. 12 squares, because i am giving price for 3 tab and profile i am looking for labor only per square can you help. it has been about 12 years or more that i closed my own co. and went to work for others. that is why i am out of touch with todays market. I limit my side work to week end projects or case work that can be done off site.
Edited 8/31/2009 8:49 pm ET by mrsidejob
Why would you want a low number?Is your son not paying the insurance company to give him a reasonable replacement cost is a damage event occurs? Will his premium go down if you underbid the roof?
Jon Blakemore RappahannockINC.com Fredericksburg, VA
Is your son not paying the insurance company to give him a reasonable replacement cost is a damage event occurs? Will his premium go down if you underbid the roof?
I think you know the answer to those questions but I'll chirp in anyway.
The insurance company sells many different plans. Some plans will not cover replacement cost. The insured has to make sure they are buying the right coverage. If they are, they will get full replacement, less their deductible. The insurance company will hold a "recoverable depreciation" amount until an invoice is submitted proving that the work will be done.
Insurance premiums are not raised on homeowners because this was an act of nature.
It makes no sense at all to submit a bid that will be lower than fair market value.
not a low price as i clearly stated i do not want to leave money on the table, rather a number that reflects industry standard. soap box time...
I choose to be a carpenter realizing that i would not make the wages of a lawyer or doctor or other vocations that require extended training. every dime that an insurance company over pays affects all of our rates, which begs the point concerning why our auto, home, contractors premiums are so high it is the bottom line of earning the top dollar the problem at the top is same problem at the bottom...i believe it is is called greed. I am not an idealist,ok maybe so but i cannot choose for every one only for my self, soooo. do you have a market value price per square for labor to lay down shingles in the Chicago land area?
Edited 8/31/2009 10:52 pm ET by mrsidejob
I can help.
Tonite, I will tell you what they would pay in Austin. Your son would receive an offer of $32.88 to remove 3 tabs including the felt. They will pay 148 per square (that number includes materials and labor) for you to supply and install 20 yr shingles. I don't have the breakdown of material and labor. Your 3 stacks will yield 56.16 each if they are lead. 23.99 if they are the 3 in 1 Pvc style. The chiminey flashing should/could pay 217.58.
Those are Austin numbers. I suspect your numbers will be slightly higher...maybe ten percent. I'll check Chicago numbers tomorrow for you.
What about disposal fees Jim? That'll run you 20$/sq here and double that in some places, which would mean tearing it off basically for free.
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The disposal fees will vary, as you have pointed out. Our guy told us yesterday that he takes his to a site that charges him only $50 for a 9 yard load. They recycle the asphalt products there. He separates all the debris: paper, metal, asphalt, plastic wrappers, garbage, etc.
Thats actually a very cheap site. It's easy to find sites that will charge that, or more, for a pickup load. I had another crew that was dumping 7 yrd loads (heaping) for $90.
up until a year ago, I could dump for about ten bucks a yard. This first time I got charged the new price was quite a shocker and not built into the price of the job. For years I have read of some of the larger cities charging as much as $900/yard.What is funny is that we have this place that was a dump but is now called a transfer station. Every thing goes into the metal bins for trucks to haul off island. The town gets charged by the ton, but they charge residents by the yard because they have no scale there. Since shingles are heavy, they pummel the roof contractor
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I pay $65 to dump my dump trailer which holds about 30 square I have yet to see an insurance company"allow" over about $40 to flash a chimney
stephen
No wonder I see so many poorly done chimney flashings!To be fair, a lot of hail re-roofs can be done using the same original flashing, depending how it was done, and the insurer would not be responsible for previous poor work that has to be replaced.Your dump fee sounds similar to what I used to pay here until last year.
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Please tell me that was a typo..."$900 per yard."
30 yard dumpster= $27,000?
I pay around $450 for a 30 yard can, filled to brim, 4 tons free (extra is over @ $75 per ton). $25 per week after 3rd week
Some companies are cheaper than that if shingles are kept free of other debris as they can grind it to mix w/ recaimed asphalt etc.
If they're gettin 27k for a 30 yard can somewhere....I'm packin my bags.......:)
Seriously, where'd that # come from? Even $2700 for a 30 yard can would be ridiculous!
Bing
Yes, I get double taps sometimes on this laptop.$90/yardPlaces like NYC and Miami were mentioned in anarticle I read a couple years back. Enough to make you whistle thrpough your ears!!!
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Not a big city and we pay around $600/ 20 yd dumpster. or you take to the dump for I think it's 65/ton.
We pay about $600 for a 20/yd or about $50/ton to dump if we haul. I'm guessing we would get about 6-7 tons in a 20/yd dumpster.copper p0rn
Funny part is that gov regs, that I agree with are the cause of our high prices. To get a dump in our county, we spent 40,000,000 building a state of the art facilities.
funny part of it is they treat c&d the same as reg. garbage!
Thank you and if i can inquire where are you checking for the #'s something like a blue book standard?
trade secret
Yes, it's something like the blue book standard. Many (not all) insurance companies use a software (Exactimate) that collects data in all the markets across the country. We use this software too. It is updated monthly and we find that it is fairly accurate.
The adjusters use this software to put a price on each item on your roof. Sometimes, when they are looking at something odd, they have to get creative and assign it a number based on something similiar. As a result, their estimates are really just that; an estimate. In the cover letter, they will explain that and will tell your son that the real price is whatever the contractor charges.
It sounds like your roof is relatively simple and they won't have much trouble estimating it.
Not following you hear. You said it's your sons house, why are you charging your son for labor?
tried to keep it brief. have to submit for insurance correct bid not to much not too little...
my guess is the insurance co. is going to pay... then the question is... does the son keep the money from the insurance co.. or does he pay dad?it's one thing not to charge someone close to you... but it's another for that person to pocket the cash for your labor...
p:)
I am requesting info for going labor rate. to keep this out of the novel catagory i am just looking for in the neighbor hood thanks
Edited 8/30/2009 10:57 pm ET by mrsidejob
You could always call around and get some estimates.
The big box stores install roofing.
If you call 10 places, you will get 10 prices.
Are you going to have any problems with the insurance company and things like permits, licensing, release of leins... etc?
Just to let you know that asking a question like this on a national (international) fourm may or may not be productive, I pay $27 a square for install on new construction houses. Ridge vent, flashing, etc are a little extra. So - there you go - you have answers all over the map.
I don't know how much tearoff and disposal is.
To be fair you did say Chicago - so I guess what I'm saying is you need a local person to answer your Q.
New install for a builder has always been cheaper than on existing house for an individual, with good reason
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Your right which is why I gave the location on the first post, being new to this forum i assumed (we know what that means) that if one were not from this area they would read it realize they have no information beneficial and pass on. In the future if a question is regional in nature i will include a polite suggestion that if you have nothing to add don't add nothing.
Edited 9/1/2009 7:52 am ET by mrsidejob
Maybe you should fill in your profile, then everyone knows where you are.
But I won't reply to you.
Sorry, I have not had time to access the program. I'm not that astute with it because it normally falls out of my job duties.
Thanks for the check in.