How much to tear off and re-roof a 600-sq. ft. house?

Question

There are currently three roofs on top of this house. I would like them all torn off to the plywood and a new roof put on. Malarkey 30-Year Dimensional Shingles.

I have gotten estimates ranging from $5,500 - $7,500, which all seem like total rip-offs to me given the small size of the house.

What do you think?

Front of House

Back of House

Small Shed on Back of House 1

Small Shed on Back of House 2

Roof on Back of House - Side 1

Roof on Back of House - Side 2

Greg Kimura · Answer

Here's what I see.  $35/bundle x 4 bundles per square.  600 sq foot house + shed + overhangs, I'd overestimate the sq foot of roof at 800.  Shingles = $1,120.  2 boxes of roof caps at $100.  4 rolls of #30 tar paper at $100.  Looks like one valley + five stacks/vents to flash = materials about $80.  130 ft of drip edge flashing at $50.  2 coils of nails at $60.  Roofing tar/caulk = $70.  Let's say $1,600 for supplies.  Dumpster $150ish.  So total less labor is $1,750.  Looks like a 2 day job with 2 men.  32 hours labor at $20/hr = $640.  $2,390 all in + $1000 profit = $3,390.  Give a 20% buffer and that leaves $4,068.  That's what I think a fair price is.

It does depend on how far it is to the roofing supply store, how far it is for the workers to travel, if there's any rotting wood that needs to be replaced and how busy they are (busier = higher profit).

You could buy a couple ladders, a compressor, a 100ft extension cord (14/3), 50 ft of rubber air hose, a roofing nail gun, a caulk tube a couple shingle removers and pick up some day laborers who know how to roof.  Get the trash company to send a dumpster, rent a truck to get the supplies (or pay to have them delivered) and you're set.  Just make sure you have enough insurance, just in case someone gets hurt.

And your existing roof looks pretty good, so I'm assuming you're replacing the roof due to leaks.  If that's the case, you should be able to repair it, without replacing the entire roof.  I also don't see three layers of roof on the house, but I'm going by the photos and it could be there.

Darryl Young · Answer

This definitely seems high from my perspective, although it depends partially on how many valleys and roof penetrations there are. Perhaps you are getting the California "discount"

I may be missing something, but from the pictures the shingles look to be in good shape. Why are you replacing them? Roof leaks? If not I would probably spend my money elsewhere

Matthew Paul · Answer

Its all what the market will bear .  get more estimates , if they come in the same  , grab a shingle eater  , nail gun and dumpster and do it yourself .

Ronan M. · Answer

I'll second what others have said. Roof looks pretty decent to me.

Bob Burson · Answer

Definitely seems a bit high.  You should be able to pay $8,000 - $10,000 for house that is 1200-1500 SF.  You could have a few things driving the cost:

-Location - if the house is more remote the contractor will have higher costs to get out there (gas, lodging, limited resources) or if you are using a local guy he might be higher because he knows there are fewer competitors

-El Nino - the roofers we use are all busy because people are rushing to get work done before the rains hit.  Contractors have the ability to bid higher because there is a lot of work and if they don't get something they are less worried

The pictures are great but the roof shingles don't look too terrible.  Are there signs of water intrusion on the inside of the structure?

Patrick Connell · Answer

Logan A., find a handy man or roofer to replace the vent with a new one, seal up around it, and repair any loose shingles.

Will be substantially less than what you're talking about. Find someone good, pay them a great wage, and be done with it. $500.

If there are truly 3 layers of roofing on there, definitely needs to come off at some point because the structure is more than likely not designed for the weight; but for now, just patch and go.

Owen Dashner · Answer

Yes, the bid you got is definitely high, at least compared to what I typically pay in my area.  My R&R cost for labor is $70-75/square, with some additional cost if more that one layer and/or decking needs replaced.  I normally wait for sales on 35 year architectural shingles at the big box stores - you can get them for around $20-23 a bundle. Add in all of the other materials needed (valley metal, nails, paper, etc.), and your total cost should be about half of the bid that you got, if not less.

I just had my primary residence re-shingled after a hail claim.  It was 42 square, single layer, and my all in material/labor/dumpster costs were less than $10K.

Again, that's in my area though.

Bob Burson · Answer

You best is bet is usually to match existing.  However what that is doesn't look right.  It looks more like a commercial exhaust fan than a vent.  A good handyman is a good place to start.  You will want to make sure you are installing something new that provides the right solution not just putting back something that matches but doesn't do the right thing in the first place.

You may also want to consider rain gutters because doesn't look like the roof has much of a drip edge.

How much to tear off and re-roof a 600-sq. ft. house?

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