Roof Estimate - Tear off old shingles?

Question

I am replacing a 17 year old roof on a 2-story 1400 sq ft. zero lot line (half a duplex) in Murfreesboro, TN. The roofer wants to tear off existing roof (only 1 layer of shingles) and replace with 3 tab 60 mph rated shingles. There is currently a leak around the vent pipes and those would be replaced. His bid is 4500 - for my half of the roof. It will be $9,000 if the neighbor replaces their half of the roof. In addition there would be a $500 charge to replace some damaged steel fascia.

Questions:

1. Do I need tear off the shingles or can we just add a layer of shingles?
2. Is the price in line with approximately 700 sq ft of roof?

Questions:

1. Do I need tear off the shingles or can we just add a layer of shingles?2. Is the price in line with approximately 700 sq ft of roof?

Matthew Olszak · Answer

@Tami R. Roofing warranties are like the car warranties that come in the mail. Totally useless, unless its some special guarantee underwritten by your own established company. Its nice to see a 30 year warranty until you realize ONLY manufacturer defects are covered (rare), and even then its a depreciated value not including labor.

Almost any home can handle up to 3 layers, but just going up to 2 is advisable. Either way, the price @Boots Bonner was quoted was extremely high assuming 7 squares is correct. I used to own a licensed roofing company as well here in Illinois. Roofing overall is a dirty industry (not talking about you personally) where clients are fear-mongered and up-sold into nonsense prices, much like mold and asbestos remediation, so you've got to push back hard to get a real, reasonable price.

Matthew Olszak · Answer

@Boots Bonner You can add another layer if all you have is a single layer. Does 700sqft represent the actual surface area of the roof, or is that the square/rectangular area of the floor beneath? If it is truly the roof area, that price is way too expensive. Roof layout, height, and slope also affect the price, but not by that much. Check if any decking replacement is included, its normally not and is about $50/sheet (4x8 plywood sheet) for replacement. Ask as well to verify flashing is included.

Anthony Stephenson · Answer

I normally tear off the old especially if it's obviously bad. You definitely need to get more estimates.. If you can PM me somehow I can hook you up with a reasonably priced roofer. No this is not solicitation...

Nicole A. · Answer

Is it shingles around the vent pipe or is it flashing?

I think you could just do another layer as there's only one layer currently.

Perhaps you should get at least one other, if not two more, estimates.

Roof Estimate - Tear off old shingles?

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