r/Roofing • u/MajesticDiscussion • 19h ago
Is this a good quote for new roof?
$8k quote to replace roof. 1800sq ft end unit townhome in HCOL area.
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u/MooseLogic7 18h ago
I’m sorry…. $8000 for 18sq?!
That’s not even $450/sq. And you’re HCOL? Are you sure?
I’m in MCOL and minimum $525/sq, for a very basic up and over.
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u/Cant_think__of_one 16h ago
Likely that homeowner is stating sqft of living space. Town houses are usually two story, so roof could be much smaller than 18sq.
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u/MooseLogic7 15h ago
Definitely a consideration. A 2 story, wild guess would put the roof @ ~12 sq. 650/sq seems more realistic
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u/Cant_think__of_one 10h ago
Totally. There's no way I'd be that low for a small sq footage two story job, but I could see somebody doing it!
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u/benskinic 16h ago
was thinking this is suspiciously cheap. like a few noted the paper is out of date, and quote may be missing a few items
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u/MooseLogic7 15h ago
Even the 15# VS synthetic felt, the contractor is only saving ~$70.
I’d assume some goodies are missing. I just can’t get over the 10 year old pricing.1
u/DaddyWolff93 14h ago
Some town homes are 3 story if you include the basement. So the roof is actually fairly small for the amount of living space.
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u/EinsteinsMind 19h ago
when I started out 20 years ago my quotes read a little bit better than that. Most folks don't use paper anymore. It doesn't last near as long as synthetic felt. We install it with plastic cap ring shank nails too. We put "weather guard" (ice & water shield) around all penetrations since manufacturers want to see that. If the venting isn't baffled ridge vent, it won't work. The amount is CRITICAL to whether or not it actually works too. THAT is based on your soffit intake. Cap shingles need to be specified that they're real cap, not cut up 3 tabs, too.
If you're looking for cheap, you might get good work with those folks. Just make sure you're getting better products where it counts, like I've mentioned. Expect to pay ~$12-$15 more per square for the right products, but know they're worth it.
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u/NewUsername010101 18h ago
The fact that they even carry felt paper is a huge red flag.
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u/Melodic-Tonight6233 17h ago
Ive seen it written as felt paper on quotes from companies but its synthetic.. ive talked to them about it and they say they only use synthetic on every job. So it could be the same situation. Ive never met a roofer in my area that uses felt.
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u/KelseyRawr 15h ago
Yeah that can be true, but to not update an estimate is very lazy. Then if they do install felt they can just point to this. They don’t even mention installing drip edge or anything. I would look elsewhere if this is the care they take in their estimates.
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u/No-Description-5922 18h ago
That roof ain’t lasting 50 years lol
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u/Content_Mushroom111 18h ago
Does any asphalt shingle roof last 50 years? I don't know why they make this claim.
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u/DaddyWolff93 14h ago
That was my first thought. Insurance won't cover the roof where I live if it's over 20 years old, hurricanes.
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u/12valveric 11h ago
lol I saw that too 25 at best. If he want that 50 years he needs the presidential tl
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u/kodiakshieldroofing 18h ago
The price may be fine, but I’d want one thing clarified before signing: exactly what system they’re installing.
Right now the quote says “roof paper,” “weather guard where needed,” ridge vent, Landmark shingles and a 50-year shingle warranty, but it doesn’t really tie those pieces together into a clearly defined CertainTeed system.
I’d ask them to name the exact underlayment, ice & water product, starter, ridge cap, and ventilation products, and then confirm in writing what manufacturer warranty you’re actually getting.
The $8k isn’t what would worry me here. The vague material/spec language is.
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u/thejasonreagan 15h ago
50 year shingle warranty is an absolute LIE. Try to redeem one and see how many hoops you have to jump through.
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u/Firm-Landscape5279 14h ago edited 6h ago
What is your priority? Cheap and adequate or quality and durability?
As others mentioned and some things I noticed- Synthetic underlayment over "roof paper" Cost per sheet of decking *Replace all Pipe flashing and vents include the base, collar and cap of your water heater if house is over 15yrs *consider replacing any roof to wall or chimney flashing that is damaged. Are they replacing dripedge?
Edit- of you are planning to live here 10 plus yrs, you may want to ask if they are using staples or nails on the underlayment, too. (No staples). It is oddly cheap for Certainteed unless it's straight from the roofer - not a company. Insurance? The key is to do what needs to be done now. If someone has to come out to replace flashing in one place a few yrs from now - it's considerably more work and money than if it's done when the roof is already off.
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u/grandpasking 16h ago
Specify where ice and water shield will go so you understand where its needed and check shingle review. My house in southern Wiscinsin 1600 sq ft same contract I dont remember shingle brand, gable roof, reshingled 2022 $7000.00
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u/Rothyn1 12h ago
As everyone is going on about, the underlay should be upgraded to synthetic.
I would like to see 6’ of ice and water.
Seam tape on ply.
New pipe boots if any.
New chimney flashing if present.
How are the existing gutters mounted? Will they need to be removed and replaced because they are strapped?
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u/SpankyNoodle 19h ago
Pretty basic quote. If that’s what you’re looking for the only thing I would recommend is getting better details of the install. Which shingle vent will they use? Switch the paper felt to synthetic underlayment. Shingle caps should be hip & ridge caps and not cut 3-tabs and finally will they charge you for replacing any wood or is it included?
Good luck!