Increasing The Pitch Of Your Roof Costs And Roi
Flat and low-slope roofs are prone to leaks, and depending on the style of your home, might not enhance its aesthetics. Raising the roofline to increase the slope and add the visual appeal of a raised or cathedral ceiling solves both issues. If the home has gables, then they must be extended to fit the new roof line.
Since most of the costs are the same as those in Part 1, theyre listed without detail:
- $250-$1,000 | Structural engineer or architect fees
- $99-$500+ | Site plan Get one at 24hPlans.com
- $450-$1,000 | Building permit
- $5-$8 per square foot | Removing the roof structure
- $14.00-$21.50 per square foot | Cost of extending gable walls
- $16.00-$22.00 | Building the new roof structure
- $15.00-$20.00 per square foot | Installing roofing and siding
- $5.50-$16.00 per square foot | Finishing the extended gable walls
Total Cost and ROI
- $60-$86 per square foot | Cost of raising the pitch of the roof
- $74-$98 per square foot | Cost or extending wall height and increasing roof pitch
- Increasing roof line pitch ROI | 50%-54%
This project doesnt return a lot of bang for your buck either. While it does improve the curb appeal of a home and reduce the risk of damaging leaks and expensive repairs, changing the roof pitch just doesnt have the same value as adding usable space such as a bedroom, bath, bonus room, etc.
Some Homes Are Better Suited Than Others
The first thing you need to find out is what kind of roof structure you have, stick or truss. Generally, if you have space in your attic, you probably have stick framing. If not, you likely have truss framing.
A stick-framed roof with an attic has room to expand a dormer for example, might create the additional space you need. A truss-framed roof, on the other hand, doesnt have any attic space to expand youre probably going to have to raise a truss-framed roof to get more space.
And although almost any roof can be raised, the cost of raising a very large or complex roof may outweigh the benefits. From a feasibility standpoint, the best candidates for raising are gable roofs on smaller, simpler homes.
If that sounds like your house, read on.
Before You Start: Can You Raise The Roof
As any roof contractors near you will tell you, viability for this project comes down to your roof structure. If you have a stick roof, it’s very likely that you’ll need to tear down the structure completely before rebuilding it. However, one upside to having a stick roof is that you will be able to raise your roof to create a vaulted ceiling. While raising a trussed roof is possible, a trussed roof can’t be modified to make a vaulted ceiling.
How can you tell if you have a stick or trussed roof? An open space in the middle of your attic is the telltale sign of stick instead of trussed.
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How To Raise A Roof In Your Home
The first step to raise your roof is to determine whether or not it is actually possible.
If you have an attic, then there is a high probability you can raise the ceiling in the room beneath it.
If you dont have an attic, check the plans to your home to find out about your roofspecifically your roof structure. Generally, there are two types of roof structures: stick and truss. Truss roofs are the ones that are easier raised. You can still raise stick roofs, but it will most likely require you to tear down the existing roof and rebuild the structure.
A few factors could make raising your roof impossible, or incredibly costly. These include:
- Your roofs framing
- How your current electrical wiring is installed
- HVAC ductwork and plumbing that blocks the area
- Chimneys attached to the portion of the roof you want raised
These are the main things to first think about before calling a contractor to estimate a cost for raising your roof.
Can You Live In Your House While Adding A Second Story
While you can sometimes keep living in your home through partial second-story additions, most people choose to live elsewhere while the work is done. This is both for your safety and for the efficiency of the project. This will ensure that the project stays on schedule, which ultimately means less hassle for you.
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Roof Tile Replacement Cost
Roof tile replacement costs between $1,400 and $1,600 per square on average for concrete tile, Spanish tile, and clay tile. Tile roofing tends to weight a lot and will cost $1,000 more if your entire roof framing needs an upgrade to support the extra weight.
Clay Tile Roof Cost
Clay roof tiles are right up there with entry-level copper in regards to price, which averages around $1,500 per square. The average cost to install a new clay tile roof costs between $15,000 and $45,000 depending on your roof size.
Concrete Roof Tile Prices
Like clay tiles, concrete tiles also carry a $1,500 per square price, with the average installation costing $22,500 to $30,000. Depending on the current structural integrity of the roof framing, it is possible some repair or strengthening work will need to be done on the rafters to support the extra weight of these heavier products.
Spanish Tile Roof Cost
Spanish roof tiles generally have a little more design to them than entry-level clay or concrete, and you can expect to pay in the region of $1,500 to $1,600 per square for the install, and around $1,000 first if your entire roof framing needs work to support the added weight.
Cost To Vault A Living Room Ceiling
It typically costs $12,000 to $18,000 to vault a living room ceiling, assuming a typical size of between 300 and 400 square feet. The living room is one of the most common rooms to vault because it’s often the center of family life and does double-duty as the central entertaining space. Vaulting the living room ceiling makes the space feel larger and lighter, with its higher ceiling and open feel.
There are other considerations to make before vaulting your ceiling. You’ll pay more for heating because filling the new, larger space uses more energy. Also, keep in mind that this particular renovation doesn’t have a high return on investment because it’s an upgrade that looks great but doesn’t add any function or square footage to your home. The new height may also mean you need to hire a pro to clean and maintain the lights and fans in the room.
Finally, vaulted ceilings need a specific type of ventilation that prevents mold growth, which can also help make the heating and cooling process more efficient and have your home and roof maintain their structural integrity.
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Can You Raise The Roof On Every House
Not always, a lot depends on how the roof was originally constructed so work out whether your roof is either stick or truss before you go any further. The roof type determines how easy it is to do and how much the cost to raise the roof on the house will be. If you have the original house blueprints then this is one way to establish what type of roof you have or ask a roofing contractor to confirm this for you. A truss roof is the easier of the two types to raise. It is often worth paying architects fees initially to obtain a survey or review of the house and your current options as this can save you from going down blind alleys and wasting your money. An engineer or architect can advise you on what is possible and wont necessarily have the vested interest or bias of a roofing contractor looking to win the biggest project he can.
Do You Need Planning Permission For A Roof Lift Loft Conversion
Yes, you will need planning permission. Changing the height and pitch of the roof does not fall within permitted development rights and will require planning permission. However, most straightforward loft conversions which do not give rise to structural changes can be completed without the need to apply for planning permission.
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Is It Expensive To Raise Ceiling Height
It typically costs about $60 per square foot to raise a ceiling, or between $50 and $75 per square foot. The total price of a raised ceiling project costs about $19,200, and can range from $16,000 to $24,000 and up. This calculation comes from a 320 square foot living room in a 2000 square foot home.
What Is Roof Pitch
Roof pitch is basically the slope or steepness of a roof. Its measured in the amount of rise in inches per horizontal foot, and is expressed as a ratio. For example, a roof with a 4:12 pitch rises 4 inches for every 12 inches of horizontal roof. The roof on our house has a pitch of 20:12, which is extremely steep as you can see in the picture above. For the flip house, we didnt go quite this steep. Although, compared to the original 4:12 pitch, the change is pretty dramatic as youll see below!
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Existing Home Vs New Construction
It’s more affordable to have a vaulted ceiling put into new construction, particularly if you’re going with a cathedral ceiling. Vaulting a ceiling in a new construction costs around $16,000 to $21,000, including the roof framing price, plus an additional 5% to 20% to cover the modifications and finishing.
Converting an existing home to a vaulted ceiling costs $18,000 to $35,000. The increased cost is due to the need to remove the existing ceiling, modify the rafters, relocate the plumbing and wiring, and other tasks.
What Material Options Do You Have
âHeavier irons cost a little bit more, but theyâre very solid and last longer,â says Jim. âWe use them a lot in areas by the sea. Clay tiles are another option we recommend if your budget is a little higher. Modern technology is providing added benefits with a lot of roofing materials which can now come lined with insulation or solar protection and a lot of the paints used have solar reflective technology which is helpful for longevity. I would advise a budget of between $65 to $75 per m2.âJohn Puckey of Aotearoa Roofing has been in the industry for over 40 years and recommends iron. âI personally prefer iron over tile â 0.55 gauge coloursteel,â he says. âItâs durable and will take more foot traffic. Not that you walk on your roof as a rule but sometimes people need to get up there to do work or the neighbours kids ball needs to be retrieved.â
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Queen Post Roof Truss
You can expect to spend between $50 and $100 per truss for the queen post roof truss. The queen post truss is used for additions and extensions to the home. It is a much shorter truss, only extending about 16 feet. This truss will be used on several different types of roofs but is typically only chosen for extensions and not for a full-scale roof replacement. In smaller homes, it may serve to fit the entire job, but usually, a more durable, longer truss with a better span and pitch is required for a full framing job.
Cost To Raise A House On A Pier And Beam Foundation
The cost to raise a house on a pier and beam foundation is between $19 and $47 a square foot. The foundation alone costs between $9 and $12 a square foot. A pier and beam foundation is an older method used to create a crawl space. Depending on how high it is, this can also be done to get the main level of the house above a flood zone. The area below can be used for storage, and in some cases, it can even be used as a garage. Pier and beam can be done with either wood or steel pilings. Your total costs are dependent on how high you raise the home and how large a crawl space you create. You may not be able to use this foundation, depending on your soil. A stem wall or true crawl space foundation may be a better choice.
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Average Price Of Replacing Your Roof Vs Repairing
The national average cost to repair a roof ranges from $200 to $3,000, with most people paying between $225 and $1,150 depending on the extent of the damage, and the type of roofing materials on the roof that needs repairing. If there is either extensive damage or your roof is about 20 years old, and it needs replacing, the average price to replace your roof is around $7,211.
Roof Repair Cost
Roof Complexity And Accessibility
How much does it cost to raise a roof pitch regarding roof complexity and accessibility? Roof complexity has become a subject of cost concern, especially when you want to have additional features, such as chimneys and skylights.
When raising your roof, you would add some things to convert the space below it. Without question, you will have to pay for the additions. You can ask your contractor about possible discounts for such installation, which could save you a few cents.
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Adding A Primary Suite
One of the most coveted features for homebuyers these days is a primary suite, or master suite. A primary suite has a large bedroomgenerally big enough to fit a kingsize bed, night stands, and dresserswith a walk-in closet and an attached, or en suite, bathroom. Some even have extra space for a seating area. Basically youre adding a large bedroom and a large bathroom that has a double vanity, shower stall, and freestanding bathtub, so this addition can be pricey, but you will recoup a good deal of the cost when you sell.
Cost breakdown: Depending on the size of the rooms and the quality of the finishes, you can expect to pay about $160,000.
ROI: You are likely to see a 54.7% ROI for a midrange master suite addition.
Can I Install A Roof Lift Loft Conversion Myself
In a word, no. A roof lift loft conversion involves removing the old roof and lifting the new roof into place. The job requires scaffolding, a crane and other specialist tools not suitable for a DIY beginner. It is also very dangerous to work with electrics, gas and plumbing if youre not qualified.
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What Is The Process Involved In Raising A Roof
In simple terms, the old roof is removed and a new higher roof lifted on to the property by a crane. The new roof is usually engineered off-site ready to be installed in its entirety when the old roof has been removed. As well as gaining height, the new roof is specifically designed to create usable living space so, for example, it will not have internal cross beams which can get in the way.
A competent and professional roofing company can swap your old roof for a new one in as little as a couple of days. Here is the process:-
- The old roof is stripped off back to the bare timbers so all the tiles, underfelt and battens are taken off and then the remaining frame is covered with a waterproof top just in case of weather issues
- On Day Two, the new roof is lifted into position by a crane. This does depend on the access to the site and is not workable for every property. The new roof is ready for tiling which will start the following day
- Whilst the external roof is covered and finished, work starts internally to create the new accommodation. This is often pretty quick as the new roof void has been specifically designed ready for the extra rooms
What Are The Guarantees And Warranties In Place After A Roof Raise On A House
A roofing contractor should offer you a warranty for his work and there will also be separate guarantees and warranties attached to the roofing materials so a considerable amount of paperwork. Manufacture guarantees for materials are only valid if they are correctly installed by the roofer. Some roofing grants will come with conditions attached and these are usually to do with how long you remain in the property post the grant award.
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Geographic Considerations: Higher Cost Per Sq Ft In Expensive Coastal Cities
There will always be significant variations in quoted prices, depending on the contractor you choose to hire and your homes location. For instance, asphalt shingle replacement prices in the deep South think South Carolina, Alabama, Georgia, and most of Louisiana will generally be significantly lower as low as $4.00 per sq. ft. installed. Compare this to the average prices charged in expensive coastal cities on the East or West coast, which can be as high as $5.50 to $8.50 per sq. ft. to install/replace a typical 30-year architectural shingles roof.
Prefab Roof Trusses Cost
Prefab trusses are often the most common kind used on the job today. They cost between $100 and $300 each, depending on the materials, size, durability, and other features. Prefabrication saves labor costs and a lot of onsite construction time, which can help reduce the overall project costs. Some people also like prefab frames because they can then pay a cheaper labor crew to install the frames than to have someone custom build framing on site.
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