What is a reasonable price for replacing roof on a duplex

[Michael A.]

Purchased a 2500 sq duplex close to Dayton, Ohio. It has a shingle roof. About 3 layers. Roof seems to be in its last days and causing some moisture intrusion. I got quoted by one roofer for $6000 to tear off the shingles and replace. This seems too good to be true. This roofer works for other real estate investors in the area. I got another quote from a roofing company in the area for $12,800. I’d like to get the price down to $9000. 

Does anyone have any suggestions for how to lower the price and still have the roof replaced in an efficient way? I’m a new investor. Thanks.

[Dave Hill]

Checklist for a typical re-roof, a roofers considerations.

Access: for roofing tear-off demolition into a dumpster and distance from building, if debris will have to be packed put.

Roof loading for new roof materials  using a conveyor or by hand via ladder.

Protection required from falling debris to ground level plantings, customer property and the building structure, itself.

Condition of the roof deck including nailing, rot damage repair, or re-sheathing option if not code compliant.

Material Package:  Underlayment, fasteners, perimeter edge metal flashing, Composition Shingles, attic vents, penetration flashing at skylights, brick and/or metal (B) vent chimney, power mast base and plumbing vent boots, etc.

Pricing:  Materials vary a great deal depending on type, quality and quantity specified.

Labor:  Time to tear-off old roofing and it's disposal. Roof loading, by hand or supplier charge to load. Installation of new roofing materials, subject to the variables of the roof design, especially the roof pitch, valleys, hips, venting, skylights and dormers.

Contractor mark-up percentage relates to the labor variable usually.

For example here's what a basic and simple 2500 sf (25 Sq) re-roof would cost in our north west market: Labor including burden @ $135.00 + Material package $175 + Mark-up on labor 67% $90.00  Total $400.00 sq

Job Bid Amount $10,000 plus tax.