How much to reroof a house?

[lipskidder]

I know it depends on the shingles, edging, city, etc. but I just got a check from the adjuster from the insurance co. and was wondering what a rough idea for the cost of reroofing was. $800? 2000?

I am getting an estimate sheet for the adjuster's breakdown in a couple days for reference but it's Saturday and calling around for contractors isn't happening.

[mstudio]

As you suggest, impossible to say without more info as to size, type, etc. I paid $8000 for my house and $5000 for my studio roof. I'm not even sure if $800 is enough for a small garage since I paid $400 for a shed. All of those jobs included removal of all old shingles and complete re-sheeting.

[lafinfil]

How big is the house and what type of roof ?

Full tear off or reroof over existing ?

I did a full tear off of three layers and roofed mine two years ago this July 4th weekend.

IIRC we putdown about 33 squares (3300 sf of shingles) and it was about $2800- $3200 for materials
which included roll off rental ($300) 30 year architectural shingles boomed to the roof, ridge caps,
drip edge, starter course, staples for air nailers, roof vents, etc ...

We did the labor but I'm guessing it would have been about $7000 to have a contractor do it.

[Filliam H. Muffman]

Putting a new layer over a current layer might come in under $2000 for a small simple bungalow. Patching damage from a storm that involves less than half a roof could be $1000.

Remove the old, new OSB sheathing, and fire resistant shingles for a 2300 sqft house + garage in the San Francisco area was almost $8000 for a friend. Second lowest of 4 estimates. That was just before the construction downturn.

[Black]

Mindless ballpark estimate based on too little info:
(whole job including labor, trim, gutters, any rentals)
$2000-3500 for a new layer
$5500-$10,000 for a tear-off.

[Grateful11]

We have about 2250 sq.ft. of living space and just had ours replaced this past winter, I know winter isn't the
best time but we got loads of rain and a couple leaks, and they removed the old ones and replaced it for
$6300. We used Owens-Corning Architectural 30 year shingles and the put down new tar paper,
a drip edge(it never had one before) and an Owens-Corning Ridge Vent on every peak. We used
O-C Oakridge series in Desert Tan color:

http://roofing.owenscorning.com/homeowne...r.aspx#281

They used this Ridge Vent:

http://roofing.owenscorning.com/homeowne...ector.aspx

The only regret we've had so far is I wish I paid extra for copper flashing as they used galvanized and it's
really shiny, it'll turn eventually but I think brown patina of copper would have looked better down the
road. We've several comments that the Desert Tan narrow tab shingle look like real wood.

The people that did ours have done a lot work for us here on the farm and are fully licensed contractors.
The guy is of Amish decent and has 12 kids, at one point they had some of the girls on the roof handing
out shingles in their long dresses and hair up in bun or whatever you call it. There's a lot fly-by-night
roofers out there so be careful. We also had a roof put on my late FIL house, the old farmhouse, and it
has a steep 12/12 pitch, now that was something to watch. The shingles on that one were over 30
years old but didn't look too bad but you could tell they were very brittle when they were taking them off.
I don't suggest leaving an old roof on, tear the old one off.

I'm just glad we finally found someone we can trust to get the job done, we've dealt with some real flakes in this area.

[lost in space]

Our 1150 sq ft house with a hip roof, needed a tearoff, was a bit over $6k for a 30-year composite roof, in Eastern Washington, late 2009. I'd heard really great things about the roofing contractor we'd hired, so we didn't even get estimates. No regrets.

[DaveS]

An OLD by-the-seat-of-the-pants estimate system was:

A. price of shingle/per sq. = 1/3
B. tear off = 1/3 based on A.
C. install new shingle = 1/3 based on A

Example:
$50.00 shingles/sq
$50.00 tear off per/sq
$50.00 install per/sq.
equals $150.00 per square

Note A: (close)
Posted by: Grateful1
Date: July 03, 2010 01:28PM
We have about 2250 sq.ft. of living space ....they removed the old ones and replaced it for $6300.

Note B: (not so close)
Posted by: lost in space
Our 1150 sq ft house with a hip roof, needed a tearoff, was a bit over $6k

[lipskidder]

Thanks everyone. Now I am really anticipating the estimate. I never knew they re-roofed over older shingles! Really? I always thought it was a take out the old and put in the new. I am not certain of my square footage up there but the roofer who I have worked with in the past should be able to verify what the adjuster measured. But based off of the prices you guys are throwing out there I won't have enough for the paint he also included in the estimate. Can't wait until Tuesday to get things started so I can see what I have to get done and what will be left over or left under.

[dreed2]

It cost us a little over $4,000, but we had to have two layers of old shingles removed.