I've got a 4 unit property in Enid Oklahoma in need of a new roof. Currently the roof has 2 shingle layers and the bid proposal is to tear off 2 layers and felt, put new felt and shingles on, and haul away garbage.

Materials: 43 square + felt = $5250.82

Labor: $2150 + $350 dump fee = $2500

$7750 total.

How many sq/ft is in a pack of shingles, and is $5250 too much for those materials?

I have some very limited roofing experience; how long do you think it would take to re-roof with 2 guys working? Do I have to remove the 2 layers?

 

well first if i may, is say that you should measure the roof area yourself. they are notorious for adding a little more to make and extra buck. i believe that there is 100 sq ft per square. if you divide that total by 4 you get 1937.00 each. so say 2000 each. 4,300 sq ft so about 1.80 per sq. ft. Id say thats reasonable, get another bid, and meaure yourself.

 

Always get competitive bids. Tends to keep people a bit more honest even if you have worked with them in the past.

I haven't priced shingles in a while but there are 3 bundles to a square (100 square feet). $122/sq puts the shingles in the 30-40 price range per bundle allowing some for the felt. Seems a bit high to me unless they are a real high quality shingle or the price has gone up a lot since I last looked. Competitive bids and/or a trip to the local building supply outlet will confirm that.

 

I am getting ready to re roof my home also. Have you considered a metal roof? They are just a tad bit higher in price. Mine is $3,800 for material only but my house is pretty big ( 3,500sq ft. with a large roof area.) But, once you put the metal on you will be done with roofing forever. Plus, you won't have to pay for the old shingles to be removed. Just put the metal right on top using furring strips.

 

There are some issues with putting metal over existing shingles. An improperly installed metal roof may root out what is under it due to condensation on the underside of the metal getting trapped between the layers. This will happen during cold weather. It is at least something to ask your installer about.

Personally, I like the idea of a metal roof. But I think there may be some long range challenges to work out yet. There are a lot of them going on in my part of Iowa though.

 

no matter which way you go both layers need to be removed you have pretty much reached the weight limit for most roofs

 

Get another bid.......its about a 2 day job for 4 men......seems a bit high on labor......I haven't priced shingles in a while.........as stated 3 bundles per square......check out Lowe's or Home Depot.

 

I just built my house 7 yrs ago and supposedly got the 40 yr. shingles. YEAH RIGHT ! Check with the manufacturer of whatever you buy on just exactly what you "Warranty" covers. Mine wasn't worth the paper it was written on.

I agree knc77 that metal needs to be "properly" put on , as with anything really. I sure hope my 50yr. metal last longer than my 40 yr. shingles did..

 

Metal is not forever. The old metal which had a lot of lead in it would last forever but what you get today has the same warranty as most shingles, sometimes less. Metal looks good on certain houses but if you want "forever" you'll have to get slate $$$. If you choose to go with shingles DO NOT BUY CHEAP SHINGLES!!!!!! Mostly Owens Corning, they're junk and have been for years. Do not buy 3 tab shingles, "dimensional" shingles have one continuous tab which is less likely to lift and blow off. We owned a lumberyard for about 20yrs and Certainteed is about the best out there. Yes they cost more but there's a reason for that. A truckload of Certainteed Landmark 30 shingles is about 14 skids average, other brands like OC are up to 19 skids. I know you don't buy roofing by weight but there are the same quanity on each pallet and the lighter ones are obviously thinner. You either pay now or pay later.

 

Great advice, thanks everyone for helping.

My problem is that I live in Oregon/Washington, so I can't easily measure the roof myself.

I would consider metal, but I'm wondering if this is a good move considering curb appeal since these are rental units. Also, the units were built around 1960, so I'm not sure how important it is for the roof to last forever. What do you think?

If I go shingles, is there a recommended brand or year range I should be looking at?

I might need to start a thread about painting too, because the units need exterior paint. Looks like I might be spending my summer in Enid on a hot tin roof!

 

Do you consider selling the units soon, If so, Id get a normal Lowes, home Depot shingle and have it installed. But, if this is a longer term investment and if spending a little more will REALLY have an impact on your units, them spend more on better shingles.
The qoute seems high. I did my own roof, but when I did the siding, I bid it out. I got quotes from $5,000 to $10,000. One company wanted $5,000 alone to tear off the old siding.
Get several quotes.
What is your time worth? Just remember that when you think you could fly down there and do it for less by yourself in a weekend. Sanity it priceless.

 

As I've learned sometimes you don't always want to go with the lowest bid either. I've seen some work done by the "lowest bid" and they got what they paid for. Get your bids and get references. I give my clients those if they want to call and talk to other clients about my finished work, how it's holding up, how I was to have on the job site etc.

The one guy may be a bit higher but his crew and reputation may be worth it.

 

That's exactly right. Never decide who you are going to use by only looking at the price.

You never know they could have day laborers up there that are just learnin how to put down roofing, of course that guy would have the cheapest bid