A roof’s size is the largest cost factor.
Roof Masters charge per roofing square. A 10-by-1o-foot (100 square feet) area is equal to one roofing square.
The longer it takes to remove the old roof and the more it costs to dispose of properly. Multiple old layers increase labour and dump fees.
Another factor is accessibility to the roof.
“Can we get a truck in there [close to house]? Can we back the truck against the house? If not, we’ll have to carry [the materials] all the way out to the trucks, and that can be more expensive.” Are there a lot of shrubs at flower beds?
Extensive landscapes around home create more work to protect and work around.
Type of roof being removed and number of layers for the most part, roof tear-offs are determined by the amount of time it takes to remove- the labour- and the dump charges to dispose of the roofing material, which is typically determined by the weight of the material. The heavier the material or the more there is,
According to Homewyse, which provides average cost for home improvement projects, the cost per square foot for a shingle roof is between $3.5 and $500. That equates about $350 to $500 per 100 square feet (or for one square).
Homewyse estimates the cost and labour for an asphalt roof for a 1,200 square-foot house in larger markets across the country ranges between $4,100 and $6,000
“You can pay twice as much for a metal roof compared to asphalt shingles, and as much as five times more for slate.
Expect to pay more if your roof is higher than most or difficult to access.
Pitch of the roof impacts price
Another variable in pricing is the roof’s pitch or slope. Some roofs have a high pitch, while others have a low pitch or no pitch at all-all factors which affects the cost of the roofing project.
A roof with a pitch of about a 7:12 ratio- the first number represents the height and the second the length- or higher isn’t walk able and may require extra safety harnesses and equipment.
Staging would need to be setup at eaves to access roof. Also roof brackets and plank would need to be used to hold materials and workers. A 7:12 roof, for example, means that for every 12 inches it runs horizontally, the roof rises 7 inches vertically.
“A roof of 7:12 or greater is steep roof, and we charge more money for that. The work just goes a lot slower with a steep roof. You cannot stuck stuff on the roof and staging are very time consuming. Steep or multiple story roofs are also more dangerous and have higher insurance costs.
Another factor that can affect the price is whether your home has chimneys, dormers, valleys or skylights. Having them can increase the cost of the project, as we must work around them and they create more waist.
The cost of repairing flashing around the chimney can range from $200 to $500, while repairing it around the skylight can average between $300 and $500.
Another possibility to keep cost down is shingling over an existing roof instead of replacing it, Roof Masters recommends this when on a budget and can have an average saving 25 percent or more.
National Roofing Contractors
Association recommendations for Hiring a roofer
Before hiring a roofing company, the National Roofing Contractors Association recommends checking that its workers are licensed and insured. Asking to see a copy of the roofers’ proof of insurance is the only way to be sure.
Insurance should have general liability and workers’ compensation. Most lower price bids may have general liability but will not have worker’s compensation.
Roof Masters may also need to pull permits depending on where you live, which can add several hundred dollars on to the project. A permit to repair a roof on a 1,350 square- foot –home, for example, costs between $150 and $400. Low bids may not be figuring these costs.
Roof Master is also aware if any local building codes, which could include the types of shingles allowed in a particular neighbourhood or rules about underlay.
Keep in Mind sometimes a bid that is too low could be a signal the company is not operating legally or following all the proper steps for safety and quality control. Many factors go into a proper roof replacement.
Proper tarping, staging, equipment, licensing, permits, insurances and well trained installers are all key factors when Roof Masters Estimates a new roof system. Taking shortcut or eliminating any of these could drastically lower the costs but always lower quality and raise risks.