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.
| Roof Size | House Size | Average Roof Replacement Cost |
|---|---|---|
| 1,000 sq.ft. | 667 sq.ft. | $3,500 - $9,000 |
| 1,200 sq.ft. | 800 sq.ft. | $4,200 - $10,800 |
| 1,350 sq.ft. | 900 sq.ft. | $4,725 - $12,150 |
| 1,500 sq.ft. | 1,000 sq.ft. | $5,250 - $13,500 |
| 2,000 sq.ft. | 1,333 sq.ft. | $7,000 - $18,000 |
| 2,200 sq.ft. | 1,467 sq.ft. | $7,700 - $19,800 |
| 3,750 sq.ft. | 2,500 sq.ft. | $13,125 - $33,750 |
| 4,500 sq.ft. | 3,000 sq.ft. | $15,750 - $40,500 |
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 that's too low could be a sign the company isn't operating legally. Check their online reviews. The bottom line is to make sure the contractor has a good reputation.
Most roofers guarantee 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 projects 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 national average range for replacing a roof is between $7,000 and $24,000, with most people paying around $14,000 for replacing 2,000 sq. ft. of architectural shingles on a 2-story home. The project’s low cost is $3,500 for 1,000 sq. ft. of asphalt shingles on a single-story home.
The highest cost can be up to $44,000 for installing 2,000 sq. ft. of slate shingles on a 2-story home with deck reinforcement. This is of 2022
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.
Water damage can also factor into 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 affecting the price is whether your home has chimneys, 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 $500 to $1000 while repairing it around the skylight can average between $500 and $1000.
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.
Here are the main factors:
Roof Size
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.
| Pitch | Average Replacement Costs per Sq.Ft. (Labor Included) |
|---|---|
| Flat | $4.50 - $7 |
| Low Slope | $4.50 - $7 |
| Conventional Slope | $3.50 - $9 |
| Steep Slope | $5 - $12 |
Accessibility to the Roof
Can the roofer get a truck 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 $3 - $6 a square foot to remove and replace the roof or $6,00-$12,000 for 2,000 Sq.Ft.Roof.
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 range between $4,500 and $7,000. Asphalt is the most affordable roofing option, followed by wood, metal, tile, and slate.
| Material | Cost per Sq.Ft. (Labor Included) | Cost for a 2,000 Sq.Ft. Roof |
|---|---|---|
| Asphalt Shingle | $3 - $6 | $6,000 - $12,000 |
| Vinyl (PVC) | $3 - $8 | $6,000 - $16,000 |
| Plastic | $3 - $8 | $6,000 - $16,000 |
| Bitumen | $4 - $8 | $8,000 - $16,000 |
| Concrete Tile | $4 - $20 | $8,000 - $40,000 |
| Metal | $4 - $30 | $8,000 - $60,000 |
| Rubber | $5 - $13 | $10,000 - $26,000 |
| Architectural Shingles | $7 - $15 | $14,000 - $30,000 |
| Cedar | $8 - $12 | $16,000 - $24,000 |
| Composite | $8 - $15 | $16,000 - $30,000 |
| Clay | $10 - $25 | $20,000 - $50,000 |
| Green | $10 - $35 | $20,000 - $70,000 |
| Solar | $12 - $25 | $24,000 - $50,000 |
| Slate | $15 - $25 | $30,000 - $50,000 |
The cost per square foot for a wood shingle roof is between $8 and $12. That equates to about $16,00 to $24,00 per 2,000 square feet, which is twenty squares.
Materials for a metal roof can cost upwards of $800 per 2,000 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 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.
The material prices for roofing and construction have gone up dramatically in the last few years. We have seen it trickle across many industries including property management. Roof maintenance costs and other common home maintenance costs have gone up. This is because companies are raising their prices to adjust for inflation and rising material costs.
The Local Experts From SGI | Phoenix AZ | Property Management
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 honest advice regarding your roofing project, give us a call.
How do you know when to repair or replace your roof? When do roof leaks become too expensive?
The lifespan of your roof depends on the materials used when its built. Usually, shingles have a life expectancy of 20-30 years (depending on the quality of the shingles you choose), while a foam roof, properly maintained, can last up to 50 years.
Of course, we have additional factors that come in to play in the Southwest. The heat, and especially the hot sun, are the main reasons for natural aging, and southern exposures usually have the most wear and tear. Wind, hail, bad drainage, tree branches, pollution and weather extremes also contribute to the aging of a roof. Of course, the easiest way to avoid having a roof replaced is to take care of the materials and fix any found damages right away.
If you’re questioning whether to repair or replace your roof, here are 10 signs to watch for that might be an indication that it’s time for a roof replacement:
If you answered yes to some of these, then you need to compare the expenses involved. If you figure the amount to repair the roof will be $2,500 and will last five years, when it will need to be repeated. Compare that to the cost of a new roof that will need only routine maintenance and could last up to 30 years. It might make more sense to spend the money now and save a larger amount of money later in future repair expenses.
However, be careful, you need to be aware that putting off a roof replacement can cost you more down the road. Poor maintenance routines can allow moisture to penetrate the membrane and cause damage to your insulations and roof deck. If you need to replace these along with roof materials you will have a much bigger roofing expense to deal with.
A lot of homeowners take their ceilings for granted and don’t check them often, but we recommend you inspect them regularly for signs of moisture seeping through. Even if you see something that looks minor, you need to get on it and check it out. This article will discuss tips for taking care of water stains quickly and effectively.
When you spot moisture, the first thing you need to do is find out the source of where its coming from. Most of the time, the area directly above the stain is the best place to start. If you can’t see anything on your roof that looks like a problem, you could have a pipe thats leaking. There could also be moisture running along some pipes or trusses that will come from a source somewhere else and drop onto your ceiling.
Are they water stains? There are other causes for stained ceilings including:
If the leak is coming from your roof, it could be that there are other sources of moisture other than obvious leaks. If you need a professional, experienced roofing company to inspect your roof for leaks and determine where any moisture spots may be coming from, give us a call at (623) 465-1068.
You don’t want to repair any moisture stains, no matter how bad they look, until you know the source and have it repaired. If you fix it first then find the source, chances are you’re going to be repairing another moisture stain. If there’s permanent damage, you might have to take out part of your ceiling or wall to fix the issue. So the stain doesn’t seep through, when you’re dealing with a cosmetic stain, you should use a stain covering primer before painting over the spot. Depending on how much damage there is and the stain itself, you may need to contact a professional to help fix the issue.
Make sure you don’t let moisture stains and their source go unchecked. Always take care of the issue as soon as possible, or what could be a minor cosmetic and roof repair could turn into something major and much more expensive. Here at Mikku and Sons Roofing, we can put you in touch with financing options, if the need for it arises.
In the Desert Southwest, spray foam roofing is a great solution for flat or low sloped roofs, but there are a lot of myths and misconceptions about this roofing choice. As a result, many customers tend to have concerns about taking advantage of this option. To show consumers the value and versatility of spray foam, we hope to shed light on several of these myths.
Spray foam roofing is very affordable compared to other options. The cost is about the same as a single layer of asphalt shingles. In fact, with the rising cost of oil, the expense of oil based asphalt shingles is going up. On the other hand, spray foam pricing has remained fairly constant.
Research has shown that properly applied roofing foam can last as long as 50 years when applied correctly and maintained by re-coating it on a regular basis. There are foam roofs that were applied over 40 years ago that are still holding up well.
Spray polyurethane foam is just a type of plastic that has been altered slightly and has been used to make the millions of bottles that are used in the food manufacturing industry — bottles that are used for bottled water, soft drinks, ketchup, mustard, mayo and hundreds, maybe thousands of other products that are consumed in households throughout our country every day.
Foam roofing is a great option for insulating your property or business from heat, especially on flat or slightly sloped roofs. The closed cell structure gives SPF one of the highest R-Values (thermal resistance) of all roofing materials that can be used on your property, and it makes it very moisture resistant as well as being highly fire resistant, which is great for insurance rates.
Texas A&M University studied the energy use of its campus buildings before and after they applied Spray foam on its building’s roofing systems. They studied more than eight million square feet of SPF roofing on their campus, and found that their energy savings completely paid for the expense of Texas A&M’s SPF roof systems in three to four years.
No matter what type of property you own, the roof on it will usually have some sort of warranty. Actually, there are two types of warranties – the actual one and one that’s inferred or implied. Let’s learn more about roof warranties.
The materials manufacturer will issue a warranty guaranteeing that their product will perform to certain standards over a specific period of time. It could be 10, 15, 20 or even more years, depending on the type of material they’re made of. They are taking for granted that the installation was performed correctly and that routine maintenance is being done. Let’s say your roof is looking like it needs to be replaced and the materials were warrantied for 10 years. Also, lets say your roofing contractor did a good job following the installation instructions and installed your roof perfectly. If the materials fail during your 10 year warranty period, the manufacturer is guaranteeing that they will be replaced with no cost to you.
A roofing installation contractor should provide a warranty that their workmanship will be guaranteed over a specific period of time. The most common is 2 years. So, if your contractor makes a mistake in installing your roof, and it fails from their bad workmanship, the professional roofing contractor will honor their warranty and supply the materials and labor to fix the problem. Make sure you scrutinize this one very carefully, making sure both labor and materials are covered, not just one or the other.
This means that a product will do what its designed to do. An example would be a roof membrane keeping water out of your home. Another term for this warranty is merchantability or fitness for a particular purpose. They usually come with some instructions (and warnings) from the manufacturer. An example would be if you or someone else that walked on the roofing membrane and caused it to leak or fail. If you don’t follow these instructions or warnings, you’ll have a problem getting the manufacturer to honor their warranty.
You’ll need to make sure you do whats necessary to maintain your roof once you’ve signed your warranty. With commercial roofing, property managers and building owners will hire facility managers and on-staff maintenance teams to make sure they comply with their maintenance requirements. Experienced professionals are aware of what they need to do (and avoid doing) to make sure they maintain their roof and hence, their warranty. Overall, improper maintenance will cause damage to your roof, so when you hire someone to do repairs, or any work on your roof, make sure they are competent and familiar with your roof system, along with the manufacturers specs and maintenance instructions.
When your roof has a problem and you think your warranty has been violated, property owners generally have 30 days to notify the manufacturer or roofing contractor. If you don’t, you’ll void the warranty. If you wait too long, the manufacturers and roofers won’t be legally required to fulfill their obligations (which includes repairing or replacing your roof). So, if you suspect something is amiss with your roof, get it inspected by a competent professional roofing contractor as soon as possible, so you can make your notifications in a timely manner.
Among all the components on your property, the most useful and critical among these is your roof! Designed to protect you, your family, and your belongings, your roof is the first line of defense against the elements! The summer heat and monsoon storms (along with the wind that accompanies them) are particularly harsh on roofs. Should you find yourself with roof damages and need an emergency fix right away, give these tips a shot!
Your roof is one the most vulnerable features of your home, so a roofing system is usually exposed to changing weather extremes which erodes the quality over time. This also increases the odds of damage and can facilitate an emergency roof repair scenario.
If your roof was damaged during a storm by wind, rain or hail, the best thing you can do is wait until the storm is over before assessing any damage. Once the storm is over and you have good lighting, go and take a look – it’s never worth the risk and danger to inspect during a storm.
Once the whether improves, you should go check your roof. If it has not been damaged too badly, you may be able to get away with minimal DIY repairs to fix up anything basic. For greater damages and breaks, a roof contractor will be able to help you.
As one of the most critical steps, buying a protective cover or tarp for your roof can help to minimize further damages and keep items inside of your house safe and secure. If you fear that water will still find its way inside, make sure to move any furniture and belongings into another room and out of harm’s way.
If you find a pool of water on your roof, make sure to get it removed as fast as possible. Still water that collects on your roof is not just harmful to your roofing system, but also attracts various pests who like stagnant water, such as mosquitoes!
If your roofing system has to undergo heavier repairs, do not try and attempt them yourself. Skilled and licensed contractors should be able to help, even in an emergency. Putting off repairs can cause your damages to grow and should never be put off!
Polyurethane spray foam roofing has been used for a long time. However, it has recently become much more popular given the advantages of having a foam roof here in Arizona. If your old roof needs to be replaced, switching to foam could make sense in a lot of ways.
Foam roofs don’t have seams, and form a tight, even seal around vents, pipes and chimneys. This provides a waterproof seal that reduces the odds of moisture getting into openings. Because of this, one of the most important foam roof advantages is that it provides better leak protection than other roofing. Foam also doesn’t contract and expand over time, which means the tight seal won’t break either.
Spray foam is an excellent insulator that can greatly lower your heating and cooling expenses. Since it has no seams, heat can’t easily escape from your property during the winter. Also, because this roofing material is white means it will stay cooler in the summer too.
Foam also insulates well against outside noise, which means your home will be mare quiet and calm inside after having Mikku and Sons Roofing add this material to the surface of your roof. This is a big advantage if you live in a highly trafficked area or, if maybe you currently have a metal roof, which transmits a lot of sound.
Foam roofs don’t ever wear out, provided you are maintaining it correctly. Ideally, the roof should be re-coated after five years to keep it in top shape. After the first re-coating, you’ll only need to have this service repeated once every twenty years. As long as you follow the recommended maintenance routine, you shouldn’t have any problems with your roof at all.
Not only do foam roofs last longer than other roofing systems, but they are also rugged and sturdy enough to walk on. Which means you won’t have to worry about safety whenever it’s time to clean the roof or have someone perform repairs.
Spray foam can be installed directly over the top of other roofing materials, which could mean eliminating the need to rip them off the roof and dispose of them in a landfill. Also, since foam roofs last so long, you won’t have to worry about adding to landfill waste at a later time either. And, one last thing regarding the environment, the foam used in foam roofing is non-toxic and doesn’t produce any harmful fumes, making it safe to be inside using your your home while the work is going on up on the roof.
Your roof shouldn’t be just for protection, but also add to the beauty and curb appeal of your property as well. Foam roofs are attractive, and work well with homes of all styles and construction types. White foam matches well with any exterior siding, but, you can also have foam tinted beige, tan or light gray if that would match your property better. One big advantage of white foam, however, is the fact that it doesn’t fade when exposed to UV rays, so your roof will continue to look like new much longer than tinted ones.
More than likely it was the advantages that convinced you to choose a foam roof originally. However, just like any other type of roof, foam roofs also need to be properly maintained.
Some property owners put furniture and other such things on the surface of their foam roof. While this might be a good way to take in a view, keep in mind that these unnecessary items could also damage the very material you’re depending on to keep your property watertight. Putting it bluntly, the less you use the roof as a platform, the less the foam is likely to need expensive repairs or more than normal maintenance.
Every roof needs to be kept clean, so this should go without saying. Every year, you should go up and take a look for yourself to see whether any obvious maintenance is needed. If you can, though, you should go up on your roof once every season just to be careful. It’s also a good idea to check the roof after any major monsoon storm, just to make sure nothing got blown on top of it or damaged anything. The good news is that the cleaning can probably be done by you yourself. Clearing bird’s nests, leaves, tree branches and other debris can easily be done by hand and will help protect your foam roof.
One thing a foam roof won’t attract is pests like rodents and insects, so you won’t have to worry that cleaning it also means you’ll have to deal with these little nuisances.
When you’re up on your roof, check to see if any areas look like they’re beginning to get discolored discolored. You should also check the texture. This is why you want to do more than just cleaning to properly maintain your foam roof. You should walk over the whole structure to make sure it still has a texture that looks something like an orange peel. Anything else should make you concerned. Typical problem signs are textures that might resemble popcorn of scrambled eggs, strangely enough. Either one is probably a sure indication that your foam roof has been damaged in some way.
Obviously, if you notice that the roof is being exposed in any way or its showing signs of deterioration beyond the texture issues we just spoke about, you definitely have a problem.
Foam roof maintenance is something that can be handled by the property owner, but re-coating the roof most definitely is not. The process may look simple and easy, but it involves a specific and critical form of cleaning using the correct materials in specified amounts. If you decide to try re-coating the roof on your own, you’’re going be inviting more expensive problems in the future. You should leave repairs and re-coating to qualified professional flat roofing contractors.
If you have just acquired a new home in Arizona, you may be wondering what type of roof installation you should choose for your property. While it is possible to simply pick whatever the builder is offering for the lowest add-on fee, you can save yourself a lot of funds and heartbreak in the long run by looking at other options.
In the U.S., asphalt shingles are used on 70 percent of dwellings. They are immensely popular because of their low cost and longevity. Essentially, they can get the job done and last for 20-40 times as long as they’re properly maintained. However, asphalt shingles can be prone to cracking and breaking when faced with extreme heat. By keeping up with the appropriate upkeep, an asphalt roof can be a winning contender.
In the past 15 years, clay and concrete tiles have become the more popular selection for new dwellings in Arizona. When scrutinizing why more new dwellings are choosing these type of roofs, it’s easy to see the reasons in our red-hot summer climate. Clay or concrete tile roofs have a much longer lifespan and its fair to be expected to last between 20 and 30 years. The tiles themselves will last much longer, but the underlayment is necessarily going to need replacement first. Tiles are strategically spaced so the roof can have optimum ventilation, which means it will cool down faster and last longer. They are also fireproof and will not rot.
Tile roofs require a structural engineer’s report to ensure no additional bracing is a requirement, if the homeowner is switching from a shingle roof to tile. How one’s home is made can determine how much weight the roof can handle. Having an engineer’s report helps ensure that the roof won’t be taking on too much weight.
For most homeowners, the costs of roofing is an essential issue. Clay and concrete tiles are often priced higher than asphalt shingles, but price is not ever the only factor. Unless you plan on living in your new residence for the rest of your life, you should consider shopping the price as well. Concrete and clay have the best price in this regard and can increase the appraisal value of your residence. When considering that the tiles can last a half a century with proper upkeep, it is clear why numerous homeowners pick the initial overhead of clay or concrete roofs.
So what type of roof will you choose? Although asphalt shingles have been used for most dwellings, concrete and clay tiles have made a lot of headway in the past decade or so. While present trends of concrete and clay tile roof in Arizona is likely to stay strong for the foreseeable future, make sure you do your homework. Feel comfy with your roof selection prior to beginning to work on the project.
Like most other homeowners, you may not worry much about roofing. However, you need to know that your roof is there to protect you and your home as well.
This article is not going to teach you all that there is to know about getting a roof repaired, but these roofing contractor tips are very important.
If you can afford to, you should always hire a professional roofing contractor, but if you have to work on the roof yourself, make sure that the weather conditions are clear for your own safety.
A wet roof can be slippery. Your roof will also need an ample amount of time to dry. A rain shower the following morning can end up setting you back.
Hose off the shingles, so you can have a clean workplace without a mess of leaves or other debris.
You can also use the hose to find a leak in your roof. One of the best ways to find a source of a roof leak is to use water itself.
It can be tricky to see where a leak is coming from in the middle of a storm, but a garden hose will allow you to test your roof until the leak has been found.
Your best bet, however, is to always hire a professional roofing contractor to inspect and repair your roof.
Do not choose the first roofing contractor you find in the phone book or online. By choosing the first roofing contractor you read about, you may end up spending more money than you need to.
Call numerous roofing contractors and go with the most reliable one at the best price you can find. It's not easy to choose a roofing contractor, but asking for a list of references can be a huge help.
Any roofing contractor which refuses to provide such a list is not one that you want to hire. Don’t just ask for the list, though, be sure to call a few people on it to double-check their experiences.
When inspecting your roof for leaks, it is important that you inspect the whole roof, not just one section. If you find a troublesome area of your roof, you should still check all areas, as there could be more problems elsewhere.
It will be cheaper for you to have all fixes done at the same time, when you hire your roofing contractor, rather than waiting.
If you have a general handyman that does work in and around your home, do not allow him to do anything to your roof.
Fixing a roof requires a high level of experience and know-how. This is why you would be better off hiring a roofing contractor that specializes in this type of work.
The age of your roof is a good indication of whether it needs replacing or not. Most roofs have a lifespan of fifteen to twenty years before replacement is needed. If you have a roof that was put on top of another roof, if 20 years have gone by, you likely must replace it.
Take the roofing contractor’s credentials into consideration during the hiring process. Although credentials do not give you a guarantee that you will get quality work, they do show you how involved the person is with your local community.
It also says a little something about their character as well, which is valuable information.
Any roofing contractor you hire needs to have proper licensing and insurance. If they don’t have this available, then it's best not even to consider hiring this particular roofing contractor.
If your roofing contractor does not have insurance and causes a large amount of damage, then you will be the one to pay.
As was mentioned at the beginning of this article, most homeowners don’t really know too much or concern themselves with roofing.
However, it is an important topic since you will want to protect your family and the items that are contained in your home. Knowing this information will help to keep your family and valuables safe.
