Hiring a Roof Replacement Contractor
Before hiring a roof replacement contractor, the NRCA (National Roofing Contractors Association) recommends checking that its crew members are licensed and insured. Ask the roofer to produce a copy of their proof of insurance.
The contractor may also need to pull permits depending on the city you live in, which can add several hundred dollars onto the estimate. As an example, a permit to replace a roof on a 1,350-square-foot home can cost between $150 and $500.
The roof replacement contractor should also be familiar with local building codes, which might include the kinds of shingles or tiles allowed in a particular neighborhood or regulations regarding the underlayment.
Get multiple quotes and don’t be swayed by just the price. An estimate thats too low could be a sign the company isn't operating legally. Check their online reviews. The bottom line is too make sure the contractor has a good reputation.
Most roofers guaranty the work they do, usually for between five and 10 years for their workmanship. This will typically cover leakage or total failure, but won’t cover general wear and tear or damage from storms. Some companies offer 25-year warranties, but those typically apply to specific high-end roof products and require certain installation procedures.
Replacing a roof is one of the biggest and most costly project a homeowner can take on.
Roofing companies look at a lot of variables to determine the price of a new roof, including its size, pitch, accessibility and cost of materials. Because of this, prices for a new roof can vary drastically.
The average cost of a new roof can be as low as $5,000 for a basic asphalt shingle roof — the most commonly used roofing material in the country — to $25,000 or more for higher-end roof types, like tile or slate The average price, however, from around the country is $12,000 to replace an architectural shingle roof.
Calls to contractors show that prices can vary from $5,500 to $12,000 to tear off and replace a roof with basic shingles in 2018. Prices can also vary greatly depending on where you live.
Other roofing cost factors
Water damage can also factor in to the final expense of a roofing project. Usually, you won’t find water damage until after the roofer has removed the roofing materials and the deck is exposed. If there’s significant water damage, it can change the project from a roof repair to a roof replacement.
Another factor that can affect the price is whether your home has chimneys or skylights, or other protrusions. They will increase the cost and scope of the project, as your roofing contractor will need to work around them. The cost of repairing flashing around a chimney can range from $200 to $500, while repairing it around the skylight can average between $300 and $500.
You might be able to save some money by overlaying an existing roof, instead of replacing it. But doing this can lower the lifespan of the new roof and could void warranties you'd have on labor and materials.
Roof Relacement Contractors With Experience
Here are the main factors:
A roof’s size is the largest cost factor. Roofers charge per roofing square. A 10-by-10-foot (100 square feet) area is equal to one roofing square. So, a 3000 sq. ft roof is equal to 30 squares.
Pitch of the Roof
Another variable in pricing is the pitch of the roof, or the slope. Some roofs have a high pitch, while others have a low pitch or no pitch at all — all factors which affect the cost of the roofing estimate.
A roof with a pitch of about a 7:12 ratio — the first number represents the height and the second the length — or higher isn’t walkable and will probably require more safety harnesses and equipment. A 7:12 roof, as an example, means that for every 12 inches it runs horizontally, the roof rises 7 inches vertically.
A roof of 7:12 or greater is a pretty steep roof, and roof replacement contractors will charge more to work on this type of roof. The work goes more slowly with a steep roof. You can’t stack materials on the roof, and crew members will need to wear harnesses. Because of these difficulties and because the roofing company will pay more in insurance costs, their quote is adjusted accordingly.
Accessibility to the Roof
Can the roofer get a truck in close to the house? Can they back the truck up against the house? If not, they’ll have to carry the materials to and from the trucks. That will cause more costs for the roofing contractor and will make the project more expensive. Tearing off a heavier roof can also increase labor costs.
Type of Roofing Material
It costs from $1.50 – $4 a square foot to remove and replace the roof or $1,800 to $8,600 for a typical 1,700-2,100 square foot ranch-style home, with a gentle slope, on average. The cost and labor for an asphalt roof for a 1,200-square-foot house in larger markets across the country ranges between $4,500 and $7,000. Asphalt is the most affordable roofing option, followed by wood, metal, tile and slate.
The cost per square foot for a wood shingle roof is between $7.37 and $9.77. That equates to about $1,474 to $1,854 per 200 square feet, which is two squares.
Materials for a metal roof can cost upwards of $1,900 per 100 square feet. The price can be twice as much for a metal roof compared to asphalt shingles, and as much as four or five times more for slate.
While a good asphalt shingles may last 20 or more years, metal, tile, and slate may last 30 or more years, which can play a role in determining the type of roof you ultimately choose.
Mikku and Sons Roofing (623) 465-1068 provides quality roof replacement, roof installation and roof repair services to Phoenix AZ and the surrounding Phoenix communities. We’ve been a reputable, quality roofing contractor since 2001. If you need hones advice regarding your roofing project, give us a call.