Pros And Cons Of Roof Replacement
While getting your entire roof replaced is expensive, there are many benefits to consider. The first is that any issues can be corrected at one time. Repairing one area may leave another to begin leaking later, so in the case of a severely compromised roof, a replacement may actually save you money in the long run.
Roof replacements allow you to upgrade your roof to UV-resistant shingles in hot areas or hail-resistant tiles in storm-prone areas. You can also improve the curb appeal of your home with a new roof if you intend to sell in a few years. Roofs are often a good investment in your home, particularly if the existing roof is older and your home may be going on the market soon.
However, having your entire roof replaced has its downsides. The first is cost. If most of your roof is in good condition, roof repair or a partial roof replacement may address most of the issues for less.
Roof replacements can be lengthy, noisy, and result in issues like nails and debris in your yard afterward. While a reputable pro will spread tarps and clean up carefully when the job is complete to prevent these issues, not every company takes these steps.
In some cases, your current roof may also be under warranty, and replacing it without having it inspected by the manufacturer first could mean that you are paying for a new roof for no reason.
Roof Replacement Vs Repair
Here are some telling signs that an asphalt shingles roof need to be replaced:
– Many shingles are noticeably buckling or curling- A significant number of shingles is missing – Many shingles are missing in the area of the roof valley – Numerous shingles have large visible cracks- There is visible shingle discoloration as well as dark streaks on many areas of the roof. Overall, it looks very old and ugly.
Patio Roof Replacement Cost
The average cost of a patio roof replacement is between $3,000 and $15,000. Patios can have a much wider range of roofs than other buildings and areas. The roof is often stand-alone or different from the home, although in some cases, it may be an extension of the homes roof. Most patios have roofs made of materials like wood, glass, and insulated aluminum. The material and patio size and shape determine the cost. Most patio roofs are flat enough not to raise labor costs extremely high.
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Why Mid Range Roofing Prices Are The Best
Here is an example from my own business that illustrates why homeowners get great value when they go with companies that offer mid-range pricing.
When I first became an independent contractor, I had good experience, but no reputation and not much as far as references and portfolio goes.
So, I had to compete more on price. At the same time, every roof I installed was done as if it was my own house . This is when homeowners where getting a good deal from me.
As I gained reputation and references, I raised my prices a little, to be somewhere in the middle. At the same time my work quality stayed on a very high level .
On ALL of my sloped roofing installs, we used GAF DeckArmor breathable synthetic underlayment, which was very expensive compared to roofing felt about $17 / square in 2006 vs $4 / square for #15 felt.
So, I was doing high-quality installs, using excellent materials, all for a Mid-Range price. My company is not the only one that does business like this.
Many small, owner operated businesses do great work, and charge middle of the road prices to stay competitive.
How To Choose The Right Roofer & The Right Price Point
Of course, many of us want to pay less, and a $1,000 difference between roof estimates may be very appealing.
After reading this you may think that most roofers will do bad work, and why should you pay more, if you can pay less? So I will tell you I dont advise to pay more than you should, but dont try to squeeze out every penny either.
75-80% of the time, the Value you get from a Mid-Range priced job will be the highest.
Here are a few things I recommend:
1) Choose a smaller, owner operated company. Preferably one where the owner installs or at least manages every job personally. An owner who is personally involved in your roof replacement is more likely to make sure you get a quality job, than someone who subs work out.
2) Do not try to save a few bucks by buying materials yourself. In the end, it will always cost you more because:
a) workers will waste more materials.
b) you will not know exactly what and how much to buy.
c) this will create logistical nightmares, which will end up costing you more in change orders and extra time a roofer wastes waiting for something you did not buy.
3) Avoid trying to calculate how much the pro is making off of you. Roofing is hard work, and it is NOT properly compensated for because of steep competition.
4) Hire a contractor during the OFF season you will always get a better price. Even good ones may and often will be available to work for you.
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Slate Roofing Cost Breakdown
The cost of materials for a slate roof accounts not only for the quality of the material itself but for the labor that has to be done by hand to acquire and prepare it, which includes cutting the slate into slabs and drilling holes that make installation easier. Your roof area and the type of tiles you choose will change the price, but a safe estimate for the materials is about $900 to $1,600 per roofing square . The cost for roofing replacement will vary by region.
Other materials, like underlayment, drip edging, and special tools needed for the job may cost you $100 or more per roofing square. You will want to get at least four quotes from local roof replacement contractors near you to see if a slate roof is within your budget.
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If your roof has too many problems, you will need to have it replaced. In those cases, the cost of installing a new roof could range from $3,995 to $11,000, depending on square footage and the roofing material you choose, though Milford HomeAdvisor members report spending an average of $7,308.
Missing shingles, ice dams, leaks — these are all signs your roof needs repair instead. The average reported cost of roof repair in our area is between $300 and $4,550, depending on the problem and type of roof you have. You’ll need to hire a pro when the damage is extensive or too dangerous for you to fix without risk of injury.
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Getting Roof Repair Estimates
Before hiring a roofing contractor, follow these tips and ask the right questions.
- Get three or more in-person estimates to compare. Beware of companies who recommend a full roof replacement when only repairs are needed.
- Ask for recommendations from family, friends, and neighbors.
- Read their reviews on HomeGuide, Google, and the Better Business Bureau .
- Select a company that’s been in business for five years or more.
- Be careful with extremely low or high price quotes.
- Ask for a clear written estimate and warranty.
- Avoid large upfront payments. Instead, negotiate a payment schedule for large jobs.
What To Do Before Repairing Roof Damage
If your roof is damaged for any reason, its smart to photograph the damage right away. Youll also want this documentation if the damage resulted from a tree that isnt on your property. Roof repair costs can vary greatly depending on the type of roofing and the extent of the damage.
Replacing missing or broken shingles will cost much less than if roof sheathing and underlayment also require replacement. The more expensive the roof materials, the more expensive the repair. For example, you can expect to pay more to repair a wood shingle or slate roof than you would to repair an asphalt shingle roof. In general, steeper roofs tend to be more difficult to repair, and thus more expensive.
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Asbestos Roof Removal Cost
fibers were added to many materials used in and around the home for many years. When left alone, these materials are perfectly safe, but when they begin to crack, crumble, or break down, they can be hazardous to your health. If you suspect that you have asbestos roofing material, you must call in a specialist to remove it before you can have new roofing installed. The average cost of asbestos roofing removal is between $50 and $120 per square foot.
Greenhouse Polycarbonate Roof Price
The cost of replacing a greenhouse roof is between $1,400 and $3,500. Polycarbonate is a common material for use on greenhouses. It is a plastic that lasts longer and is more durable than glass. It can be used on many different types of greenhouses. Greenhouses themselves come in a wide range of sizes and shapes. This influences the total cost of the project because greenhouses with unusual pitches or amount of roof can raise the total cost.
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How Much Does A Tar And Gravel Roof Cost
Want to have a solid investment in your roofing? Yes, you can, literally, with tar and gravel roofing.
Tar and gravel roof is also known as built-up roof. It is a type of flat roof and is common in commercial buildings and now, in homes, as well.
Built-up roofing is less vulnerable to leaking because it doesnt have seams. It also protects from ultra-violet rays and requires minimal maintenance.
Among the available materials for flat roofs, tar and gravel roofing is one of the most top choices because of its durability.
So, how much does a tar and gravel roof cost?
Are There Any Additional Costs
Many estimates you get for replacing your roof will have everything built into the total price you’re expected to pay. However, there can be some surprises when you’re installing a new roof. Here are a few factors you’ll need to keep in mind:
- You may need to pay to have your old roof removed first. This cost is about $1 to $5 per square foot on average, though you may be quoted a flat or hourly rate for the project.
- You may be subject to additional inspection fees when making a major roofing upgrade. Inspection fees can vary from $200 to $1,000 or more.
- You may need building permits. These permits are common and tend to cost no more than a few hundred dollars depending on your area.
- Roofing underlayment may not be part of your estimate. Underlayment is a waterproof or water-resistant material applied to the top of your roof to protect it from damage. Underlayment costs are minimal, ranging anywhere from $250 to $1,500 on average.
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Minor Or Moderate Damage: Roof Repair
Partial reroofing or repairs may be an option if the physical damage to your roof is mild or moderate. For example, wind damage may have removed several shingles from a certain area of your roof or perhaps the damage is more moderate, but confined to one side of a roof instead of widespread.
In both cases, a roof repair or partial reroof project is likely going to cost less than a total roof replacement.
Labor Costs To Install
Slate must be installed properly in order to last as long as it is made to last. As you call contractors, make sure to ask specifically about each contractors experience with slate roofing so that you can feel confident they have the necessary experience. It is also a heavy material, so this particular roof installation should be done with the utmost expertise and care. Labor will most likely cost you anywhere from $600 to $1,500 per roofing square. If your current roof needs to be removed, or if you have a complex roof layout, this will add to the cost. Be sure to take these factors into account and ask about them when you contact roofing specialists.
Talk to Contractors
Some benefits of slate roofing compared to new asphalt roofing installation:
- Life Expectancy up to 150+ years.
- Energy Efficient.
- Low Maintenance.
- Increases the value of your home.
Natural Stone is the ultimate eco-friendly, durable, and beautiful roofing material. Unfortunately, high cost and weight concerns make slate a rare sight on run-of-the-mill homes. You will most often see a slate roof on churches, libraries, and government and university buildings.
Roofing slate stone will not saturate with water, and offers a completely fireproof option for your roof. Since slate roofing is made of stone, it is impervious to weather, sun, heat, and cold so you can expect a slate roof to last up to 150+ years.
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Mansard Roof Replacement Cost
The cost to replace the shingles on a mansard roof averages $4 to $7 a square foot. Mansard roofs have a change in pitch about mid-way down each side. The higher pitch on the lower half means that this portion of the roof is more difficult to work on than the upper portion. Mansards often need additional square footage to cover them. So, their costs will be higher both in labor and in the number of shingles you need to complete the job. With a higher pitch, these roofs work best with lighter roofing materials.
Average Cost To Tear Off And Replace A Roof
The average cost to tear off and replace a roof is around $7,000 to $12,000. This breaks down to roughly 60% of the costs in labor and 40% in material. The tear off itself costs around $100 to $150 a square, depending on the pitch and material. The installation costs $150 to $200 a square, depending on the material and pitch of the roof. Roofing material itself averages $100 to $250 a square for most asphalt and architectural shingles. Shakes, slate, and tiles cost more in materials.
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Other Costs To Consider
- Roof Removal The cost to remove the existing roofing depends on the type of materials, and the number of layers. The cost is between $1.00 and $4.00 per square foot.
- Inspection Cost Periodic inspection of flat roofs are important to ensure their safety and soundness. While there are roofing companies that offer a free inspection, ensure that a thorough one is done. For certification purposes, inspection has cost. RoofPRO in Severn, Maryland charges $250.00 for a comprehensive inspection.
- Annual Roofing Maintenance Proper maintenance is necessary for all types of roofing.
As maintenance is the responsibility of the building owner, how much will be spent for it will depend on how it is done periodically. According to the National Group of Commercial Roofing Contractors, the cost of annual roofing maintenance is between $0.14 and $0.25 per square foot depending on whether active or reactive maintenance is conducted.
Schedule Regular Inspections With A Roofing Contractor
The old adage is that “an ounce of prevention is worth a pound of cure.” The speaker very well may have had the roof in mind. An experienced roofing contractor can spend an hour on your roof every year taking care of minor issues that left unattended, might result in hundreds of dollars of interior damage to your home. The contractor can also provide you with advance notice of when to start budgeting for a new roof and help you choose from the many types of roofing materials available today.
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Typical Repairs Done During Roof Replacement
Most roof repairs are actually done to help prevent a roof replacement. Repairs help stop the damage from spreading so that the roof can be maintained rather than needing to be replaced.
If you have a replacement, the most common repair is done to the roof deck. If you let the damage sit for too long, water could have infiltrated it for an extended period. This can cause water damage to the roof deck, which means the needs to be replaced in those areas. This costs around $70 to $100 for each piece of replaced plywood. By taking care of roof repairs regularly, you can delay the need for a roof replacement in many instances. You can also avoid the damage to your deck that may prevent extra costs during a roof replacement when the need arises.
How Much Roofing Do I Need
The amount of roofing materials it takes to cover an incline is more than if the area was completely flat. If you have a flat roof, then the square footage of the uppermost floor of your house is the total for materials needed plus 10% more for waste. Traditional roofs that have an angle on most surfaces need to have the angled area factored into the total square footage.
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Roof Structure & Water Damage Repair Cost
Roof structure repair costs $500 to $3,000, depending on the severity. Repairing roof structure and water damage may require fixing trusses and replacing decking, underlayment, insulation, and shingles. A roof replacement is recommended if more than 25% of the roof is damaged.Roof structure & water damage repair cost
|Replace rafters, collar ties, decking, and roofing||$7,000 $10,000|
*Asphalt shingle replacement adds $350 to $1,000 per 100 square feet when repairs require removal and replacement of roofing.
- Structural issues occur from severe water damage, improper construction, extreme weather, termites, or aging.
- Ceiling leak repair costs$400 to $1,500 to fix water damage from the roof internally.