Estimating Roofing Costs

[Linda King]

Hi - I am looking for estimates on roofing replacement for a two story house located in Washington, D.C.  The property is approximately 16 squares.  Does anyone have any current cost estimates on this type of work? Thanks.

[George Skidis]

Roofing prices vary from year to year, from one area of the country to another, pitch of the roof and by roofing material type. Having been an insurance adjuster the first half of my life I can give you some tips, but your local prices are out of my reach.

ROOFING:  is estimated and sold by the square. A square measured as a 10 foot by 10 foot area which totals 100 Square feet. It takes 3 bundles of 3 in 1 tab shingles to roof one square on the roof.

PITCH: Also called slope slope is a matter of rise over run. The run is normally calculated as a 12 foot length.  The rise is how high the roof slopes up in 12 feet. So a roof that rises 3 feet in 12 feet is determined to have a 3/12 pitch. If it rises 6 feet in 12 feet then the pitch is 6/12. Any room which has a pitch greater that 6/12 will incur an additional steep pitch charge. Safety harness work is slower and costs more.

AREA is the total roof measurement. In your question you mentioned 16 Squares or 1600 square feet. If this is a gable roof then each slope is only 800 square feet. so that each slope would be 20 by 40 or some similar combination.

STORIES: The number of stories also impacts the price. Back to the safety harness concern

TEAROFF: The number of layers of shingles that must be torn off will increase the price. Most insurance companies will only pay to tear off one or two layers of roofing material. The more layers the higher the cost.

MATERIAL: Do you want 3 in 1 tab shingles or architectural shingles. Do you want a shingle lifespan or 20, 25, 30 or 40 years. The longer the life the greater the cost per bundle. Also the greater the weight which increase labor and delivery costs.

MATERIAL WASTE: A 16 square roof will have a material waste factor. For a Gable roof figure 10% cutting waste. For a Hip roof it amounts to 15% waste However, when roofers calculate waster it applies to both labor, extra charges and materials.

DELIVERY: Do you want a rooftop delivery of materials on a three story. Factor in the increased cost.

WASTE: Where are you dumping the debris from the tear off and installation. In D.C that could be very expensive.

SUMMARY: Every roof is different. My advice is to get an old phone book and start calling roofing companies. The older the phone book the better. That could mean that the company has been around for a while and has a good reputation. But not always. After a major storm, traveling roofing contractors, even what are known as gypsy roofers and contractors will come to a town and try to buy out an established roofer. Their goal is take over the existing phone lines and wait for them to ring. Some states require roofers to be licensed.  Get at least three bids and check their references. Ask your friends and neighbors who they used and if they would use them again.

Good Luck and Good Investing!

George