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Shingle roof cost?

Old 07-29-2019, 02:41 PM
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Default Shingle roof cost?

Guys, about how much would a shingle roof cost.
2300 sq ft home. Roof is original 1998. Moorseville NC


Old 07-29-2019, 02:42 PM
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Depends on the shingle selection, but might be able to do it for 8k or so?
Old 07-29-2019, 03:09 PM
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I paid $100/square for basic shingles on a 1-story 4/12 pitch roof, no tearoff. Your roof would demand dimensional shingles in order to complement the rest of the home/yard. Tear-off and installation on a steep pitch 2+ stories plus clean-up and haul off could triple the cost, IMO.

Use binoculars and count across; each tab is about a foot. Top to bottom, every two tabs are a foot. Add 5% to those totals and you get a pretty good idea about how many squares. If a contractor quotes you a price based on a lot more squares, have him leave each bundle's wrapper with you. Count them, divide by 3 and that gives you the squares used. Pro rate the price.
Old 07-29-2019, 03:13 PM
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$350/SQ is typical in the northeast. Add in about $50-75/sheet for underpayment replacement. Make sure the guy is licensed/insured/pulling oermits (if required where you are).
Old 07-29-2019, 03:17 PM
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you are talking about slapping a second layer on top of the old correct? Not going to tear off the original just yet. Porch, front & back, dormer on front - plus the side portion that was probably a garage?

Metal roof? Never have to do it again in your lifetime - just saying. But they cost more.

I'm guessing on the dimensions of your home - 50x36 or so? That's 1800 sq ft of roof - add some for the dormers & porches so maybe 2400 sq ft.

Expensive shingles go for $250 per square (100sq ft). $250 x 24(00) = So $6k in shingles
Cheap singles go for half that - say....$3k in shingles.

Labor to slap down new is not as bad as a tear off where they have to dispose of it etc. Figure $3k for a cheap place or $6k for a reputable place.

So my SWAG is between $6k & $12k depending on shingles & reputation of the company you have do the work.
Old 07-29-2019, 03:17 PM
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I just paid $8500 for similar size house in NH
Old 07-29-2019, 03:20 PM
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why not get some local estimates?
Old 07-29-2019, 03:38 PM
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Originally Posted by mystery View Post
why not get some local estimates?
He probably has one or two & is asking us to see if they are legit.

Sticker shock when it comes to needing a new roof.

I have a ranch style - mine cost over $14k. Nearly had to sell a kidney.
Old 07-29-2019, 04:25 PM
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In Ohio about 4 years ago I paid 220 a square for tear off, all new flashing's, 15 lbs felt, ice and water three foot from every drip edge and dimensional shingles. I paid extra for about 10 sheets by the chimney that needed replaced too. I think it was around 600 extra. Roof is about 60 square.
Old 07-29-2019, 05:12 PM
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Originally Posted by Brass Monkey View Post
you are talking about slapping a second layer on top of the old correct? Not going to tear off the original just yet. Porch, front & back, dormer on front - plus the side portion that was probably a garage?

Metal roof? Never have to do it again in your lifetime - just saying. But they cost more.

I'm guessing on the dimensions of your home - 50x36 or so? That's 1800 sq ft of roof - add some for the dormers & porches so maybe 2400 sq ft.

Expensive shingles go for $250 per square (100sq ft). $250 x 24(00) = So $6k in shingles
Cheap singles go for half that - say....$3k in shingles.

Labor to slap down new is not as bad as a tear off where they have to dispose of it etc. Figure $3k for a cheap place or $6k for a reputable place.

So my SWAG is between $6k & $12k depending on shingles & reputation of the company you have do the work.
metal roof panels cost ~$1/sq ft or $100/sq. 27 gauge is 26¢/inch (3'wide)

ridge caps are around $25/10' section
rake, drip, end wall, sidewall sections all run ~$20/ 10' section

Screws, inside closures, outside closures, etc probably aren't $300 for a house.

So not sure metal roofs are more expensive....

Old 07-29-2019, 05:26 PM
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It cost us 11K to get our 1600 SF home done, full tear-off, minor wood repair, new stick-down waterproofing underlayment, dimension shingles. But costs are higher down here due to permitting, etc.
Old 07-29-2019, 06:43 PM
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Originally Posted by thefuzz View Post
Depends on the shingle selection, but might be able to do it for 8k or so?
Yup, ours was done on a similar size and style house two years ago near OP for $7,800.

Included replacing some bad OSB, all new flashing, vents, 30# underlayment, drip edge, etc.

Scro's roofing...did first class work.
Old 07-29-2019, 06:45 PM
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What kind of shingle?

Cedar, asphalt etc?
Old 07-29-2019, 07:30 PM
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Originally Posted by Brass Monkey View Post
He probably has one or two & is asking us to see if they are legit.

Sticker shock when it comes to needing a new roof.

I have a ranch style - mine cost over $14k. Nearly had to sell a kidney.
thanks. , I have only replaced tile roofs in s fl. I'm looking to buy this house. Didn't know if I was looking at $5 10 15 k.
just needed a rough estimate
Old 07-29-2019, 07:37 PM
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my house is about your size, cost me 15000. luckily a hail storm destroyed mine...... full tear off, no plywood replaced
Old 07-29-2019, 07:38 PM
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Originally Posted by Buddy26 View Post
thanks. , I have only replaced tile roofs in s fl. I'm looking to buy this house. Didn't know if I was looking at $5 10 15 k.
just needed a rough estimate
yea i would get a local estimate.....

should take you a few mins to call a couple places
Old 07-29-2019, 08:29 PM
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Have to get ours done next week. Similar 2 story house. 8.5 k
Old 07-29-2019, 08:31 PM
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Insurance just replaced our roof this past weekend. In May we had a freak hail storm come through with baseball size hail. I wasn't home when it happened but watched the video from my security cameras. Never seen anything like that before around here. Insurance adjuster came out with an inspector, took one look, and called it a total loss.

I have a much steeper pitch roof with a lot of hips and valleys so take that in to consideration. We also had architectural shingles. 38 squares, full tear off and installation of new everything, $19,000.00!
Old 07-29-2019, 08:48 PM
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I just replaced mine for $100 per square. 30 yr architectural shingles, new barriers under, flashing, vents, and everything else. SE GA, so obviously less than some other regions. That seems to be the going rate based on friends/ family who have built houses or replaced a roof in the last few years.

We also paid cash. Maybe that matters, or maybe not.
Old 07-30-2019, 03:24 AM
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Originally Posted by keithlinco View Post
I just replaced mine for $100 per square. 30 yr architectural shingles, new barriers under, flashing, vents, and everything else. SE GA, so obviously less than some other regions. That seems to be the going rate based on friends/ family who have built houses or replaced a roof in the last few years.

We also paid cash. Maybe that matters, or maybe not.
Hell shingles are $100 a square or better. But good on you if you got done that cheap.

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