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I have a home that I purchased 3 years ago that is starting to look like the shingles need to be replaced. The home was built in 1972. Each floor is about 1500 square feet with a garage off to the side and a screen porch on the rear of the house. I've been told that the whole roof needs to be replaced every other time the shingles are replaced...is that true? Also, what is the cost of a whole roof with shingles and the cost with just shingles only?

2006-12-27 08:21:58 · 7 answers · asked by Wellness101 2 in Home & Garden Maintenance & Repairs

7 answers

It sounds like you have a 26 square one layer roof. to re roof the house in the Cleveland area It will cost [labor/material] about $3600 for a standard 25 year three tab roof, For a tear off it will cost about $4700 for a twenty five year three tab roof. There could be nothing wrong with re roofing since it would be the second layer, however a professional roofing contractor will determine that. My advice to you is if you are staying in the house for several years, tear it off! That way you are guaranteed a job well done by a reputable roofer. If you are moving, re roofing maybe the more economical route to take. Most importantly is have the roof ventilation addressed. That's where you'll get screwed by having to redo what you just did. A professional roofer is your best guide.

2006-12-27 14:34:37 · answer #1 · answered by william k 2 · 0 0

Here's the deal. Call several contractors to give you an estimate. That is the only way to get a true cost. You are probably looking at a minimum of $8,000. Let them know you've called several once they are on your property. That way they will not try to take advantage of you. Since they want the job the price will most likely be in line with the other estimates. Each state has codes the contractor must comply with. My state for example requires new wood be replaced if it is rotting or there are gaps at least 1 inch apart. Also there should not be more than 2 layers of shingles on the roof especially if you live in the snow belt. Always make sure the contractors are insured. Get everything in writing. Don't hand out any money until you have a written contract that spells out exactly what they will be doing and how long it will take. Normally it shouldn't be more than 3 days. Since the home was built in 1972 there most likely is only one layer of shingles on the roof. Most shingles are good for 20 -30 years. Putting another layer over the first will be cheaper and quicker. Check you state codes.

2006-12-27 08:37:36 · answer #2 · answered by mjorod 4 · 0 0

Most building codes allow two overlays on the roof which would mean you could have three complete layers of roof. A new roof should cost about $250 to $300 per square (100 square feet) of roof surface. This does not include tear off if the existing shingles are to be removed.

2006-12-28 03:38:18 · answer #3 · answered by big_mustache 6 · 0 0

It depends on code in your area. Although, I think what they might have meant is that you need to do a complete tear-off every other time (meaning that you remove all the roofing material, down to the wood sheathing).

As far as the costs, it depends on the style of roof that you have. Just knowing square footage is not enough information. If there are dormirs, etc, that will drastically change the amount of area that needs covered.

The cost of the shingles aren't the biggest part of the expense, it is the labor. You purchase shingles in "squares" which cover 100 square feet of roof area. Depending on the style of shingle the price varies, but figure somewhere in the $35-100 range per square. Labor costs usually run about $200-300 per square.

2006-12-27 08:34:53 · answer #4 · answered by ramman 4 · 0 0

I had a similar problem a couple of years ago. I got several quotes that ranged from $2-6K for a 1200sq feet roof. You do not need to replace the whole roof each time the shingles get replaced. Cost usually depends on the labor costs in your area. Just make sure you get a few quotes before you decide.

2006-12-27 09:05:38 · answer #5 · answered by theOne 2 · 0 0

NOTE DO NOT OVERLAY A ROOF ON TOP OF
ANOTHER.

EVER HEAR OF PAY ME KNOW OR PAY ME TWICE LATER?

THAT IS WHAT HAPPERNS WHEN U OVERLAY.

OK NOW I HAVE THAT OFF MY CHEST, WHERE DO U LIVE?
THAT WILL HAVE A PRICE FACTOR TO IT. DO U HAVE 2 ROOFS ON IT NOW? THE AVERAGE WEIGHT OF SHINGLES ARE BETWEEN 250-350LBS PER SQUARE(A 10X10 AREA)
THERE ARE SLIGHTY LIGHTER AND SOME HEAVIER.
HERE IN SE TX, AND THIS IS SIGHT UNSEEN, A NEW ROOF WITH TEAROFF OF OLD ROOFS, LABOR AND MATERIALS
COULD BE BETWEEN $125-$200 PER SQUARE. THAT IS A BALLPARK FIGURE FOR A TURNKEY JOB WHICH INCLUDES CLEANUP AND HAULAWAY OF DEBRIS.



ADD ON;;;;;;;

I HAVE BEEN READING THE ANSWERS. HOUSES ARE NOT ENGINEERED WHEN BUILT FOR A WEIGHT LOAD, IF IT WAS 2X6"S WOULD BE 2X8"S.
MOST ROOFERS AND MANUFACTORS REDUCE THE WARRANTY ON ROOFS THAT ARE OVERLAYED.
ROOFING MATERIALS DECOMPOSE WHEN THEY GET WET AND CAN NOT DRY OUT PROPERLY, LONGER NAILS HAVE TO BE USED, 1 1/2" TO 2" AND ADDITONAL UNDERLAYMENT BETWEEN ROOF LAYS, ADDITIONAL PROBLEMS INCLUDE THE FLASHING REQUIREMENT FOR ABUTTING WALL AND CHIMNEYS.

2006-12-27 08:49:59 · answer #6 · answered by john t 4 · 1 0

its not true that every time you renew shingles you replace the roof but you are looking at at least over 1000$ but a lot also depends on who you hire

2006-12-27 08:26:52 · answer #7 · answered by Tyler U 1 · 0 0

1 square = 10x10 which is 100 sq. ft. cost will run about 150 - 200 dollars per square depending on tear off,pitch,dump cost,and shingle to be used.

2006-12-27 08:33:15 · answer #8 · answered by don_steele54 6 · 0 0

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