Roofing Cost

[DANR]

I know there will be variables, but...... what can I expect to pay for labor only per square to tear off and reshingle a one story, low pitch roof. It is a ranch style house, so no valleys etc.

Thanks for the input!!

Dan

[pike doctor]

$100-120 is a pretty good guesstimate (one layer). Depending on where you are, how busy people are and if you get an insured crew to do it.

If its an ins job it is going to have to be more if I have to deal with the ins company. If you buy the materials and forget a bunch of stuff or buy some junk material from one of the big box stores I am going to charge more, and I wouldnt give more than a one year warranty. There is a reason they can sell the stuff so much cheaper than a lumber yard.

[11-87]

What do you consider to be the "JUNK" materials from a big box? I thought they get their shingles out of the same suppliers as wholesale houses use..

Has anybody done a "metal" roof?? I know one big box that tries to push these with some sort of Energy Tax Credits.

[pike doctor]

"What do you consider to be the "JUNK" materials from a big box"

Roof vents, turbins, D-edge(especially), coil nails, blackjack, any type of flashing, felt, ice and water, and most important the shingles.

The d-edge that you can buy at one of these places has the thickness of a popcan. Guns blow right through it. The flashing you buy from them is so thin the weather can corode it away in a couple years. the cheap generic coil nails LOVE to jam your guns or have the nail heads detatch. Ice and water sometimes has a really hard time peeling plastic without it ripping, or it has a very slippery surface.

I think the depot is the only one that even carries a decent shingle. Not sure, dont ever go into those armpits. The service is awful, knowledge of the products are even worse, and the quality of the stuff is the worst. I remember one time I helped a guy roof his house with Owens Corning 40 year laminated shingles. We had more come apart coming out of the package than staying together.

There is a reason they can sell that junk dirt cheap, because it is junk!

[11-87]

I've used all those products, and have sold many to quite a few premium builders... never had a problem with any of it.

Vents and turbines are all pretty much the same, either they dent or crack. Best to go with a Lo-pro vent. The D'edge at Menards is 28ga steel. same as the premium steel roofing. Coil nails come in "name Brand, and Generic." those who have used them haven't had any problems. In fact, one of my contractors said he liked our Generics much better,and they were $20./box cheaper.. felt paper lays the same... and shingle flashing and tin comes from the same companies as wholesalers.

If your wholesaler and Menards both sell Owens corning shingles.. what makes the wholesale companies that much better??

AND What about all Those CERTINTEED CLAIMS. That's what they sell most of..and you wouldn't believe how many people come walking in to replace 10 yr old Landmarks..

Take it with a Grain of Salt.. One man's opinion.

Just like some think Chevy is better than Dodge or Ford.. same goes for products..

What SHINGLES DO YOU USE PIKESTER??

[pike doctor]

"AND What about all Those CERTINTEED CLAIMS. That's what they sell most of..and you wouldn't believe how many people come walking in to replace 10 yr old Landmarks.."

No, actually they are comming in to replace the Certainteed Horizon SHANGLE, not the Landmark shingle. There is a huge difference. They look the same, but they are not made of the same material. The Horizon was an organic product, and thats why they have had all the trouble. They cant stand the direct heat.

All I use are Landmarks and Timberlines. Up to the homeowner. I prefer the Landmark, especially in an area with a lot of shade on the roof. They have some extra copper in the shingles to fight off algae and mold growth.

If you think the flashings, d-edge, valley tin, etc that are sitting on the shelf at the Menards in Hutch are of the same quality of the stuff I get at Simonson or Mayer Lumber then you are smokin some serious grass. Not to mention when I come in to get something I will have to ask someone that doesnt know squat about construction where something is, then describe what it looks like and still have four puzzled looks on their faces. Then I will go out to the back, waste another half hour, only to find that the last one you have is smashed up by the guy the just started on the forklift.

Or I can call the lumberyard. Not get put on hold, tell them to get ready what I need and have it sitting out front when I get there, get billed for it later, and then go back and get the job done.

I will spend extra money, have a higher bid, and lose more jobs cause I go with more expensive products from a lumberyard. At least I have confidence in them and the products they sell to me. I dont get a feeling like that or service when I go to a box store, and thats just my opinion.

[JohnMickish]

Lets keep this on track. The original poster just asked what to expect for a labor cost. Everyone in the industry has a favorite product and that can be expressed without it getting heated. ie; "I work with brands X,Y and Z, but have had superior results with brand X". Period.

Lets keep it fun and informative, but keep the degrading remarks about retailers to ourselves.

[DANR]

Thanks for the input Pike Dr

Dan

[fishing tech]

So $3500 labor only for a 25sq 4/12 pitch, no valleys would be high.

[pike doctor]

"So $3500 labor only for a 25sq 4/12 pitch, no valleys would be high"

If you are paying it out of your own pocket I would say that it is a little high, but by no means outrageous. If your guy is a little busy then that is what he is going to have to charge to stay profitable. I am doing some in cottage grove in a couple weeks for a less per square, but I am not extremely busy.

If your contractor is messing with insurance and mortgage companies to settle a claim I think it is a little low. Lots of extra paper work to go through.

[dougger222]

So $3500 labor only for a 25sq 4/12 pitch, no valleys would be high.

That's about were I'm at. $3,500 at 25 squares would be $140 a square but does that include starter shingles and ridge caps? For those every 3 bundles is another square.

I have to buy Roofing Liability Insurance and Roofing Workmans Comp. both are not cheap. In addition a Roofing Bond and a Residential Roofing License.

The guys running around just over a hundred a square are more than likely insured as carpet layers and don't pay workmans comp. First audit or guy off the roof and they are done, plain and simple

Good luck with your project and check references!