jeffschaefer

Mon Jul 11, 2005 8:18 am

I have 2 bids so far on a single story home(1333 sq ft interior with a 300 or so sq ft deck) one for about $3400 (he calculated about 2600 sq ft of roof using a 20yr asphalt shingle) and the other from home depot for about $6400 (he calculated about 2500 sq ft of roof using a 25yr asphalt shingle). $3000 difference seems huge to me - any thoughts??

What is a good estimate of what I should expect for 2500 to 2600 sq ft roof??

Also, should I have the first layer of shingles removed (20 yr old roof - no leaks over the main house - a few over the deck which isn't 20 yrs old) or should I just ask the contractor to shingle over my existing roof? which is better??

Thanks in advance for your time and suggestions!
Jeff

jproffer

Mon Jul 11, 2005 8:27 am

Tear off or not...which is better? It's always better to tear off. The roof deck can be inspected. Which is acceptable depends on alot of factors. You said ONE layer, right? And NO leaks what-so-ever, right? IF there were no other special circumstances, I would say a lay-over would be OK.

Tear-off may be why you have $3000 difference in bids. I.E.-HD will and the other won't.

In my area, for 25 or 26 squares, $3400 would be a dead giveaway of a HACKING in progress. $6400 is closer to par.

smokingun17

Mon Jul 11, 2005 10:41 am

depending on what the leak is, and the extent of the damage underneath, you can lay over the existing roof. 3000 dollars just to tear it off? looks like the hacking is in the tear off. 3 grand to tear a roof off is just a rip off. as for the lower estimate being a hacker, maybe he just has lay over in mind, and to be quite honest, most roofers are either hacks orr thieves.
and then you find some roofers who just want to make a living , and be able to live with the fact that when they are done, they have given you great service, and didnt have to rip you off in the process.when you get a $3000 difference in just tearing it off, well, I would look into it

jeffschaefer

Mon Jul 11, 2005 10:52 am

the $3400 bid includes removal (per my written bid) - so what might that mean?? where is there $3000 difference if both bids include removal?

smokingun17

Mon Jul 11, 2005 11:10 am

could mean 2 things..hes trying to make a living and being fair about the price.and could use the work. personally, a 25 sq roof at 3400 bucks to tear it off is not a bad price for either the homeowner, or the contractor. he makes ok money and you dont get ripped off. the 3000 dollar difference, well, he may have alot of over head and needs you to help pay for it, or hes a crook. or he may want you to pay for his next vacation.or he just thinks hes that good and his job is a one of a kind piece of art work. u get my meaning yet? just cause it wants more, dont mean hes better. I personally try to be fair with a home owner, and give him a good deal where we both make out. he gets a good job, and I get a reference.

Master

Mon Jul 11, 2005 12:15 pm

Smokingun, for 3400.00... 26 squares....material and dump in my area would be 2100. Youre saying that it is a fair price with the Million in general liability insurance I have to carry, the million in worker's compensation insurance that I have to carry, my employee benefits, my salary, labor (with burden), smalltime overhead, AND try to turn a meager profit all for 1300.00? Yo do not have insurance, do you? This would make you one of these hacks you peak of.

Get a clue into running a legitimate business before you start calling others hacks and running the roofing industry into the ground. BTW the cocustomers pay for EVERYTHING in business, you schmuck.

smokingun17

Mon Jul 11, 2005 1:40 pm

if you think about it know it all Arron, for what your saying, your the con artist and rip off. yes, I carry my own insurance, and I dont work for idiots like you, when I can turn a good profit, pay my own insurance, and still walk off that job with well over $1300, and in all that, people like you probably hire cheap help, do sub par work, and dont care what kinda name you leave other roofers.I do all my own work, I dont hire someone unless they do it my way. I also dont like being called a schmuck by some low class roofer who thinks he knows it all. if you knew it all, then you would be some kind of big shot that all roofing contarctors and roofing suppliers would talk about. but your not.your an idiot and a con man. if you carry that much insurance and have that big a company, you have had problems in the past that would warrant that kinda coverage. Get a clue yourself

Master

Mon Jul 11, 2005 2:41 pm

Just ridiculous. You NEED a million to work new construction. Sheesh.

You need enough insurance to cover building replacement ion case of catastrophe. Sheesh.

My men are well paid, that is why they are still with me. Sheesh.

It is not my goal to be some "big shot" roofing contractor. Sheesh.

It IS my goal to turn a profit and keep my men employed. Sheesh.

I have never had an insurance claim so youre making broad assumptions. Sheesh.

jeffschaefer

Mon Jul 11, 2005 3:15 pm

so I'm a little confused.... are you both saying the $3400 is under bid and he is likely the "hack" and the $6400 bid is the reasonable price - or vice-versa??

What would a reasonable price be for a 25 to 26 sqr roof in central Texas? (including removal of the existing single layer of shingles)??

smokingun17

Mon Jul 11, 2005 3:23 pm

its a difference of opinion. I would charge you that or close, and he would charge another. Are we both good at our jobs? yes? no? You wont know till you have the job done.
We both have valid points, but we differ on em. comes back to what you want and get when its all done. More doesnt always mean better, and less doesnt mean your a hack. Just talk to the roofers you have and feel em out. Ask for references if it will help

jeffschaefer

Mon Jul 11, 2005 3:37 pm

thanks for the advice all of you - I will definitly do my homework before deciding who to hire!
Jeff

QRFL

Mon Jul 11, 2005 3:46 pm

here in san diego if you have good access, walkable roof pitch and no obstructions on your roof like solars and stuff.

26 squares to recover (no tear off) with 20 year 3-tab = $4,600
26 squares remove one layer and do 20 year 3-tab = $5,950

this is a normal company rate here:

if you can get it cheaper with a company that is insured , has workmens comp , referrals , and you check their status in the state license board and its all good and active. go for it!!

if not , be carefull. and read your contract well to see the warranties and specifications

Mupton

Mon Jul 11, 2005 4:17 pm

Home Depot uses local contractors to replace roofs, garage doors, etc...
You are going to pay a higher mark up, because they play the middle man. They have courted my company in the past. They charge approx. a 25% mark up on roofing. Home Depot's sub pay is also lower than standard fees. My advice is go with a reputable contractor out of the book or a referral from someone you know. Good luck

Pride_roofing

Wed Jul 13, 2005 12:52 am

First off Jeff, nevermind that smoking guy because well look at his name smokin. In Michigan something like that depending on pitch, amount of valleys, and needing saddles or complex counter flashing that aside i would bid somewhere in the 5000 range. I am not the cheap guy on the block nor do i ever want to be. 30 years in business speaks volumes over just trying to make a living. Just a thought. The cheaper price is not insured and thats a fact uless they can not measure and still you dont want them. Now this is a base bid on a walkable 4/12 with no valleys. Price does go up crickets add 300. Ventilation is my biggest concern. Anyone can put shingles on but is the material warranty valid after they do that is the question. As far as other contractors i cant really speak for them but 3400 for 25 square is well recover caulk and thats it. Home depot will charge more its a big name. but any PROFESSIONAL will know that when you put a second layer on with the way that shingles are made that you cut the lifespan down to almost half. I personally dont do recovers but well someone is willing to do things. My 2 cents, tear it off get a couple more estimates home depot is a bit high but well they have a big name and lots o'cash so that warranty will be worth something. Unlike the cheap guys that change there names every year. HINT HINT

Master

Wed Jul 13, 2005 10:53 am

26 squares, walkable, 30 year three tabs or 30 yr archs........5850.00, all workmen covered by workers comp for roofing operations, job covered for genral libilities, career roofers installing the system, no illegals used for their cheap labor factor, no sub-contractors, full accountability for all that transpires in the course ofthe project and for five years following, in the way of our written workmanship warranty.

No nails in the lawn, no garbage in the landscaping, installed to MFG specs. Chimney flashing is extra, Ice barrier is oncluded at gutters and valleys.