$42K for a new shingle roof: 1400 sq/ft house. Really?

Fireballsocal

Fireballsocal

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I've been getting quotes for complete tear off of old roof and new comp shingle roof put on my parents modest 1400 sq/ft home near San Bernardino. 50 year roof with bat insulation installed in the attic was quoted at $42K. Another company quoted Owens Corning shingles w/ 50 year warranty and with blown in insulation quotes at $38K. They quoted the same shingles and different synthetic underlayment but with only a 10 year warranty for $30K. I know asphalt shingles don't last for 30 years, much less 50. It seems that the majority of the cost is going toward this warranty which is bullsh@*. The same as any other roofing warranty. Is there a licensed roofer near San Bernardino that installs a basic 30 year roof without tacking on $20K in upcharges? Has anyone been quoted for a new shingle roof lately?

 
Fireballsocal said:
I've been getting quotes for complete tear off of old roof and new comp shingle roof put on my parents modest 1400 sq/ft home near San Bernardino. 50 year roof with bat insulation installed in the attic was quoted at $42K. Another company quoted Owens Corning shingles w/ 50 year warranty and with blown in insulation quotes at $38K. They quoted the same shingles and different synthetic underlayment but with only a 10 year warranty for $30K. I know asphalt shingles don't last for 30 years, much less 50. It seems that the majority of the cost is going toward this warranty which is bullsh@*. The same as any other roofing warranty. Is there a licensed roofer near San Bernardino that installs a basic 30 year roof without tacking on $20K in upcharges? Has anyone been quoted for a new shingle roof lately?
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That’s outrageous!

My sister’s husband is a manager/foreman for a large roofing company.  They’re based in Lakewood.  I’ll ask if they serve your area.

 
Honestly 14 squares ain’t much to do for a couple guys. I’d buy a couple staplers and tackle it. 
 

my old house was 15 squares I did it mostly myself had father and law and brother in law stop by to help load the plywood. I tore off half of it myself one layer of wood shingle and one of comp shingles I said f that paid 500 for 3 guys to do the front half. 
 

back then I was getting the osb for 5 something a sheet x 55-60,and shingles from one of our suppliers for 45 bucks something a square for 30 year.( I don’t do roofing but we bought our hot mop material from him)want to say I spent about 3000-3500 total

I know today material is way up like three times bs 08 but labor is the big cost now. Old neighbor spent 16k for a sImilar roof just 3 years ago. 

 
When you say tear off, are you including plywood too or just shingle?

Getting my Prescott house and detached 3 car garage re-roofed - new shingles and metal edge for $26k. House by itself is 2063 sq'  

 
We live west of phoenix and just spent $13,700 for underlayment replacement on our tile roof for 1900 sqft house. They used Fontana underlayment and the roofing company has a 2yr warranty on their workmanship. They had to replace 2 full sheets worth of plywood at several areas at the eaves due to rot. I don't know if they did a good job or not it hasn't rained here yet lol.

3 years ago I could have got the same job done for $7500 but waited because we didn't want to spend the money. 

 
Galvalume over the shingles (a couple grand worth) take advantage of the extra insulating properties and call it good for the next 40 years

Peas

 
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TheSPAINishLover said:
That’s outrageous!

My sister’s husband is a manager/foreman for a large roofing company.  They’re based in Lakewood.  I’ll ask if they serve your area.
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Thanks bud. I don't think they would make that 70 mile drive for such a small job but I appreciate the offer.

77charger said:
Honestly 14 squares ain’t much to do for a couple guys. I’d buy a couple staplers and tackle it. 
 

my old house was 15 squares I did it mostly myself had father and law and brother in law stop by to help load the plywood. I tore off half of it myself one layer of wood shingle and one of comp shingles I said f that paid 500 for 3 guys to do the front half. 
 

back then I was getting the osb for 5 something a sheet x 55-60,and shingles from one of our suppliers for 45 bucks something a square for 30 year.( I don’t do roofing but we bought our hot mop material from him)want to say I spent about 3000-3500 total

I know today material is way up like three times bs 08 but labor is the big cost now. Old neighbor spent 16k for a sImilar roof just 3 years ago. 
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I want 3/4" nails in a 6 nail high wind pattern. Not staples. I thought about doing it myself but in this high Santa Ana wind location and with a full time job and school to boot, I don't feel comfortable taking on the job. I've done a tear off before but haven't installed underlayment or shingles. Yeah, I figure labor was a big portion. The quote listed each item such as shingles, starter, and drip edge and their squares or linear feet but wouldn't list cost. I have asked for clarification but it looks like most of the cost will be for the warranty which isn't worth the paper it's written on.  

matt86m said:
When you say tear off, are you including plywood too or just shingle?

Getting my Prescott house and detached 3 car garage re-roofed - new shingles and metal edge for $26k. House by itself is 2063 sq'  
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Tear off down to the sheathing. We expect some water damage but the roof currently on it has drip edge so shouldn't need much.

KLC said:
We live west of phoenix and just spent $13,700 for underlayment replacement on our tile roof for 1900 sqft house. They used Fontana underlayment and the roofing company has a 2yr warranty on their workmanship. They had to replace 2 full sheets worth of plywood at several areas at the eaves due to rot. I don't know if they did a good job or not it hasn't rained here yet lol.

3 years ago I could have got the same job done for $7500 but waited because we didn't want to spend the money. 
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Thanks KLC. My Dad was quoted $22K several years ago and he passed thinking that was highway robbery. We are betting prices go back down next year as who can afford a $40K roof repair?

Rorschach said:
Galvalume over the shingles (a couple grand worth) take advantage of the extra insulating properties and call it good for the next 40 years

Peas
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We know shingle roofs. Good shingles well installed with a quality underlayment will last close to 30 years here. Nothing lasts past that without some more work. Tile can last 50 years plus but the underlayment can't. The companies have all been pushing synthetic underlayment but I prefer 30# felt. I know that will last as long as the shingles but the synthetic stuff is a big unknown. 

 
Rorschach said:
Galvalume is aluminum and zinc coated metal

Peas
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Right. I'm familiar with it as a roofing and siding for steel buildings. I see it pop up around here every now and then on homes but it offers no real benefit on a wood sheathed house over shingles. Beautiful house up the pass from me had a galvalume roof put on and had it re-roofed 20 years later. Shingles are the best bang for the buck. 

 
I paid $17,500 for mine about 4 months ago, but it was a new house build with plywood already laid out. I went with CertainTeed’s Landmark pro. 

We did my grandmothers house last month with CertainTeed's Presidential Shake TL shingles for $28,000. That was demo, all new plywood, synthetic underlayment, and TL shingles. 
 

 
I forgot to say, my house is 2300 square feet and my grandmothers is 1800 square feet.

 
This was 4 years ago,  

But my shop is 2250 sq under roof,  and I spent $11,000,  this was no tare off,  so i would think that would be around another $5-8k for the demo with roll off boxes and permits and mine had no warranty,  

Mine was bare roof, so i paid 3K to have them come and sheet the roof with plywood, I paid for the plywood separately think that was a couple of grand, think around 2k at the time, 

A family of 5 that spoke only Spanish and  there son was a translator and worker had it done in two days 

This price was included with the Tile

I was quoted 20K originally and go it down to 11K,    

@sandroosten was my contractor so as the roofed it, he watched every step of the way,   Then can be a risk using a non licensed roofer and doing your own construction management, but can save big money if you know what you are looking for or have someone manage a work force.  

 
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Not sharing to throw shade...

We did a tare down to the plywood in March.  Home is 4,400; the 4-car detached garage building 2100.

No plywood needed replacing.  ~$26k with all TOTL GAF products- underlayment, boots, etc. using their newest UHDZ shingles.  Their VP came out to inspect it all as we were one of the first in E. TN to get these shingles.

 
Played Golf with a buddy that owns a roofing company yesterday, he still out 6 months for new roofing on anything, and still working thru repairs from last spring from the rains.  Your going to pay a premium until they slow down some.

 
Yah that seems way out of line. I know costs have gone up but come on now! We had our house re roofed in the summer of 2020. Right in the midst of the scamdimic.
Not a large roof but 2 story and a pretty steep pitch. I found the company on offer up out of all places, and originally enquired about a tear off only. They said they can do that, but they’re a licensed roofing company, And did I want a quote for the complete job. I went for it and they did a good job, and while they were at it I had them replace my facial boards. They stripped the old roofs and I think there was 4 total. Old house and I’m guessing the wood I could see from the attic was original wood shingles. Total tare off, plywood, added  some supports, paper, and shingles. Totally happy with their work. I’m in Colton and I think they’re out of Riverside? So you shouldn’t be that far for them. My total cost was $10,900, plus another $1000 for the facial boards.

Good Luck D.

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