Is this a good price for a new roof?
Buying a house in indiana and it needs a new roof. The house is a ranch, approx 1300 sq feet, with a pretty shallow slope. Here is the first quote I got
1. Remove roof down to wood and haul away debris (there are two layers of shingles)
2. Replace up to 50sq ft of bad wood at no charge, and 2.25 sq ft for any bad wood after that
3. Install GAF Ice and Water shield on Eaves and in Valleys
4. Install T-Style Aluminum Drip Edges 1 1/2" face
5. Install new pipe boots
6. Install GAF aster Flow Roof Vents
7. Install GAF Timberline HD lietime Architectural Style Shingles
Is this a good price? Are the materials good? Brand used, etc. Is there anything else typically done that is not on this list that they will spring on me? ANY feedback from roofing experts would be really appreciated
In short, you'll want to make sure they have insurance by requiring them to show you a current insurance certificate, you'll want to make sure you don't have to pay any money until the job is completed and your 100% satisfied, and you'll want them to sign a release of liability. You'll want to choose a roofer who you can look at the last 10 homes they did or, at least, call them and talk with them. Check with your city or county to see if you will need a permit before any work begins and discuss with the roofer you choose who will get this permit and who will pay for it.
As far as if the price you got is a good one or not, the only way you'll know that is to get multiple quotes. You'll want each quote to be as detailed as possible including a timeline for completion.
One area to watch out for is how much they charge for extra sheets of plywood. This is where your cost can go up significantly. Negotiate not just the cost of the overall job lower, but also how many sheets of plywood are included (if needed) and how much each additional sheet will cost.
guy I work for had a roof done by some yahoos for 4k
19sq w/tear off & haul away, 3 valleys, no ice guard, w/ridge vents. This was a friend price.
If this is a typical ranch w/no dormers Its more than I would pay.
I also would want a continuous ridge vent installed and not use the Master flow vents. Either is based on having vents under your soffits that are properly installed. (not blocked by insulation or other things) With a good company 3day job tops. should be done in 2. I see over 2k profit.
If you go with the price at least make him cover all the cost of wood repair up to 250sf if its plywood (about 4 sheets). I'm guessing the house is early to mid 1970s
Unless you had serious leaking most repair should be along the edges where drip edge should be.
If they have to replace any plywood in the roof, you need to have it in writing that they are going to use real plywood, like what you have now, and not that "engineered wood" crap they they have been using in new houses for a while now.
Also check around with friends & neighbors, esp. those with similar houses to see if anyone's had it done recently. The quote seems OK to me, considering you have 2 layers of existing shingles to remove. You could probably do better if you got a couple more quotes, but as they say, the devil is in the details. Make sure of what everyone above said about real plywood, cost per sheet, etc. Also be sure to compare warranties! Are they just passing along the shingle company warranty? Does the installer also guarantee their work? If so, for how long? If there's a warranty issue, who pays for labor?
A roofer will charge $2,508 to install top quality 30-pound fiberglass shingles on a single story house with a 2,000-square-foot roof. The cost will be considerably more if there are several layers of old roofing to remove or if your roof has high peaks and deep eaves. While you could do it yourself for $1,100, the cost of the materials,
The materials costs may be padded. It is always a good idea to pay for the materials yourself and have them delivered to the site by the supplier. Our homestore had a truck with a big old extendable conveyor belt and they delivered everything on our rooftop with the price. See if the contractor will agree to payment at closing, that way they have to finish the job on time.
We just had a neighbor pay one of those cut rate solar panel installers $12,500 and the ****ers cut and run out of town!
VisionTek does not honor their lifetime warranty. Do not buy graphics cards from them.
Did you measure the roof yourself? As a new home owner I've noticed contractors will charge per square foot for things like drywall/finishing/spray foam/ect. But here is the deal I got overcharged every time because I "accepted" their measurements and didn't challenge them. I would check their measurements on your own, no matter how difficult it maybe it could save you upwards $500+.
However, I have saved TONS of money paying w/ cash, ask them their cash price after you got the quote.
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