Roofing prices

[Huskie]

What are roofers getting now in outstate Mn. per square. I know down here in southern mn they get the same $$$ for tear off as they do for the install. I received a bid and thought it was a little high, thanks.

[bassman186]

check with Josh at Clean Cut Carpentry out of Le center MN.

great guy and knows his stuff

[BehindtheHead]

you can count on paying at least 100 per square for materials. including shingles tarpaper ice and water new drip edge, valley tin, vents, plumbing flanges,nails ect.

labor varies alot but ive heard prices from 80 to 120 per square.

now add disposal of the old shingles. its spendy.

[amateurfishing]

i have split level home, had complete roof replaced minus plywood for bout $23,000 after hailstorm 2 years ago included tearing off old, ice & water paper, all new vent covers, valley replacement, and 30 year shingles. very happy, crew took 4 1/2 days and were quite picky, rest of neighboorhoods were done in 2..... liked that cause i could ask quesions as they worked & foreman was on site at all times.

[K_Josh87]

Huskie... need some more details to give you a solid answer... if and when I give a "ball park" on a roof, I usually average around 320-325 per square, single layer tear off, and that would typically be with a synthetic roof underlayment, lifetime owens corning duration shingles, with a 130 MPH wind rating... new flashings, color match where possible, typically swap out turtle vents for a a continuous ridge vent if possible, and replace all plumbing boots, usually with the higher quality lead tops if possible.

Some roofs may be a little less than this, some may be more. If its insurance work, I believe there SHOULD be more wiggle room in the price than what I quote, but some insurance companies think we should work for free.

If it gets to be more than a 6/12 pitch, or more than a split level type sidewall, or more than one layer shingle, or lots of valleys and what not the price will go up per item on the above list...

Your location may reflect price as well, not sure where you are at.

I come in with my own crew, respectful and clean folks just trying to make a living. I am on site typically every hour of every project, and I am licensed and insured as per required by the state... at these prices I make money on most jobs, but everyone is a gamble, unless something major comes up, when I give an estimated price to a homeowner, the final bill is not different. So, Be aware of low ballers, it will almost ALWAYS bite you in the rump to go that route...

There are a couple other good guys on this forum for roofing as well, they hopefully will chime in here as well...

[K_Josh87]

I would find it very hard to find materials at 100 bucks per square, when shingles are 31+ per bundle and add tax on top of this...

[Huskie]

This is a small rental, 12 square, not a very steep pitch, no valleys. One shingle tear off as basic as you can get. The bid came in a little over 8 grand, I thought that was high. Materials just under $2000, total labor $5200 and the rest rental/disposal. I will get two other bids next week.

[K_Josh87]

thats got to be a typo on the labor.... where are you located at? I could see charging a little more being its a smaller job to make it worthwhile... but not that much! Holy Hanna Banana! I think somewhere around 4 grand is more acceptable... judging by what you are telling me it is...

[Biggerfish]

I would find it very hard to find materials at 100 bucks per square, when shingles are 31+ per bundle and add tax on top of this...

3 bundles per square? Correct.

Or am I wrong?

[chad austin]

I would find it very hard to find materials at 100 bucks per square, when shingles are 31+ per bundle and add tax on top of this...

[mrklean]

Typical cost on 1 sq for something that small for shingles only your probably looking at $130-$140 a sq then add labor shingles arent cheap anymore and the price increases just keep coming

[K_Josh87]

a very basic 12 sq roof, two halves, 30 long by 20 wide, straight gable roof, and rough numbers:

$140 for d edge

$160 ice and water

$60 1 bundle of ridge

$75 1 roll Omni Ridge Vent

$160 1 roll sythetic felt

$40 1 box of nails

$6 1 box of tacker staples

$1188 36 bundles of shingles at $33 per bundle

Pre tax total of $1829

1829x1.0738= $1963.98

1964/12= 163.66 per square

This is also pre mark up price... I typically do not mark up my materials as I would rather sell a good material and put it on than make a couple extra bucks and compromise quality to compete with low ballers when people get a half dozen quotes on things....

Now lets complete this for shiggles,

$500 Disposal

$100 permit

$1200 Labor

New total = $3764

3764/12= 313.67 per square....

Fictitious roof, but if I where presented this, this is about how I would expect it to come out with quality materials figured, of course it can be done for less, but you get what you pay for... unless someone is flat out gouging you, which is what the quote numbers you have presented have led me to believe is the case...

[Biggerfish]

a very basic 12 sq roof, two halves, 30 long by 20 wide, straight gable roof, and rough numbers:

$140 for d edge

$160 ice and water

$60 1 bundle of ridge

$75 1 roll Omni Ridge Vent

$160 1 roll sythetic felt

$40 1 box of nails

$6 1 box of tacker staples

$1188 36 bundles of shingles at $33 per bundle

Pre tax total of $1829

1829x1.0738= $1963.98

1964/12= 163.66 per square

This is also pre mark up price... I typically do not mark up my materials as I would rather sell a good material and put it on than make a couple extra bucks and compromise quality to compete with low ballers when people get a half dozen quotes on things....

Now lets complete this for shiggles,

$500 Disposal

$100 permit

$1200 Labor

New total = $3764

3764/12= 313.67 per square....

Fictitious roof, but if I where presented this, this is about how I would expect it to come out with quality materials figured, of course it can be done for less, but you get what you pay for... unless someone is flat out gouging you, which is what the quote numbers you have presented have led me to believe is the case...

I was told 1/3 materials 2/3 labor?

Agreed this seema like a simple roof so ne labor should come in lower!

[K_Josh87]

Maybe if you include the disposal and permit fees in the labor, and this is what seems to be true in my area... I have two relatives that are carpenters as well, and we all bid things very similarly, as well as a couple other contractors in the area that I know well enough to bounce prices back and forth... so I do not think my prices are too far off... Usually I find materials are more like half, labor a third, and the rest is misc. disposal and what not... This is a pretty basic roof, materials would go up yet with any stack boots, hips or valleys, anything of the sort... and labor would be affected by hight, pitch, layers of tear off, etc....

So, I'm not sure in the metro how things shake out... And this is also figuring what I consider premium materials across the board... I will not be the cheapest guy on the block, and I will not put on cheap materials, especially on a roof, when I walk away my name is on that roof, and the workmanship is also reflected by the material used and how it holds up...

So, Others may be coming in less, But I highly doubt its the labor coming in lower, most likely the materials...

The roofing prices also have changed dramatically over the last few years... materials have sky rocketed... used to be able to figure 100/sq for materials, and 100 sq for labor and you would be right in the ball park... not so much anymore!!!

[chad austin]

I'll make it easy for everybody... $350 per SQ Permit dumpster labor and material and the one thing that has been forgotten PROFIT. People in our industry do not work for free and I will not apologize for that, we work very hard at what we do and are dam good at it. If you want "Pete in the pick up" prices then call Pete. There are very few professional roofers since the downward spiral of the economy and the housing market crash, every builder out there is a roofer.

[K_Josh87]

I was hoping you would chime in Chad!!!

[chad austin]

Hey Josh, staying busy?

Look guys, if you were in the industry you'd understand. Bottom line is this, when you're a top of the line roofing company that truly cares about your customers (realizing you need to take care of your customers and know that you are making money BUT don't make that the focus of the job) and you've got "Pete" low-balling you every time you turn around, knowing that "Pete" is ALL about the money is really frustrating.

Roofers are the number one complained about industry to the BBB, yet some homeowners will take the lowest bid every time expecting a Cadillac product, Cadillac crews, Cadillac install and a Cadillac job clean up when all they are willing to pay for is a Pinto.

The biggest investment for most homeowners in their lifetime will be their home, why some people would jeopardize everything below the roof to save a few hundred dollars is beyond me.

Stepping off my podium now! __

[K_Josh87]

Chad,

We are picking up now... i have been bidding a lot, everything from window replacements, to roofs, to pole buildings... I am afraid everyone is going to drop the hammer all at once... typical!

You are right, Pete with a truck, and his tail light warranty are the most mind boggeling thing for someone to have to deal with! I do feel sometimes the margin on my end isn't as good as I would like, most projects we do pretty good on, but I don't leave much room for error, or non paying customers! But, I think I am in the ball park for what others are running in my area, and I am not a certified roofer, so I cannot "sell" a better warranted product, such as cert. roofers can, and should be compensated for...

But, I just have to chuckle when I get calls saying I am to high by 1000-2000 bucks.... I have even had people call and tell me that, when they have told me what other "roofing" companies are at, and I knew I was below them, some people no matter what are out for the bottom dollar, or are trying to make a buck on an insurance claim... you can't compete on these jobs... My opinion, sell and install the best products you believe you can at a fair price, and do the best job possible on the install, and happily walk away from the jobs that the homeowner wants anything less than that....