NEW ROOF COST?

Question

Hey I have someone offering me a SFH for a great price, but the only thing is it needs a completely new roof. whats the average price to repair a roof in N.J?

P.S have some patiance with me im very new to this.

Brian Woline · Answer

Hey Shawn,

Check the link below. It seems to be a good cost estimate source. It is zip code based.

http://www.homewyse.com/services/cost_to_install_shingle_roof.html

Brian

Trent Currie · Answer

To follow up @Christian M.

Here are the multipliers for finding the area accounting for pitch.

http://www.browningrg.com/sloped-roof-pitch-correction

Keep in mind there can be a significant amount of waste in roofing. Even though you may be really close on the number of squares and they give you a cost per square, there will be that additional cost of waste. A 17 square roof may actually end up being a 18 or a 19 square roof depending on the style.

The different style of roof should also be a factor in the cost per square. They should be able to help you with this though.

Dawn Anastasi · Answer

There can be other costs as well as the shingles.  In colder climates, are they installing ice and water shield?  What about the chimney?  If the roofers are up there anyway, does the chimney need tuck-pointing?

The lifetime shingle and the complete tear off are good things not only from the standpoint of getting things done right, but think about this -- what if you want to sell your investment property in 5 years to another investor?  Wouldn't you as an investor want to know that the roof isn't something you have to worry about for quite a while and was done well?  It's a good idea to consider your exit strategies with properties even if you truly plan today, to hold them for a long time.

Michael Woodward · Answer

@Shawn Legree , I don't have that data for your area but you could call Lowe's or Home Depot for an estimate. If you know the dimensions of the house and the roof pitch, they might even give you a rough quote over the phone.

Christian M. · Answer

my friend runs a roofing company and she says she uses google earth (the actual desktop program) to do all her estimating/quotes from the office. She measures the surface area and gives a certain percentage extra based on the pitch. Something like 10% for normal pitch and it goes up from there. Then you can call roofing companies and ask for an estimate based on how many squares your roof is (and the characteristics).

Darren Sager · Answer

I just did a roof and it was $12,600.  Complete tear off.  Lifetime shingle.  The cost of the roof depends upon a number of things however the number one thing is how many squares a roof is.  What's a square?  An area 10' by 10'.  100 Sq. Ft.  The more squares, the more money.  Tear off, more per square.  Roof not walkable?  More per square.  Hip roof?  More per square.

I agree with @Chris Masons, where's the house?  If you know the address and its in northern NJ I have a roofer that will charge you $30 to utilize Eagle View and he can give you an estimate in minutes.  Let me know if you'd like the details on that.  Also if you use that you get a discount off the regular rates because he doesn't have to send an estimator out to view the property and pay the guy a comission.

Chris Masons · Answer

HI Shawn,

I have several investments in NJ and have replaced the roof on almost all of my properties at least once.

Is this a standard pitched shingled roof? Will they be tearing off existing roof and reshingling, or will they go right over existing roof.

I generally like to tear off and start fresh as this way you can see the condition of the plywood base, ESP. if the roofo had been leaking in which case some plywood may need to be cut out and replaced...

The cheapest I had a roof done was 3200 and the most I have paid was 6500.  The difference was mostly based on size so more material/labor was involved..

Best thing to do is get 3 good estimates before making any decisions.

ps where abouts in NJ is the property located?

good luck,
Chris

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