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Old 09-17-2012, 01:25 PM   #1
smithtofuhr86
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Default Getting my roof done (what am I looking at approx.)`

Got to get the roof done on our place it is about 1300 square foot home with an oversized double detached garage. Just looking for some rough numbers just so we could store money away as we hear can be pricey, thanks everyone for any tips!
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Old 09-17-2012, 01:30 PM   #2
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Got to get the roof done on our place it is about 1300 square foot home with an oversized double detached garage. Just looking for some rough numbers just so we could store money away as we hear can be pricey, thanks everyone for any tips!
Does that 1300 include the garage?

What type of shingles?
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Old 09-17-2012, 01:30 PM   #3
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I got my house done 2 months ago and it cost me $3000. House is approx 1000 sq ft with a single garage.

For your house and garage I'd say $4500 is a fair deal. Make sure you shop around.
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Old 09-17-2012, 01:43 PM   #4
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It really depends on several factors. What shape is the roof in? How old is the house? What is the angle on the roof? How many tiers is the roof? What type of shingles is on there currently? What type of shingles do you want? Are you planning on getting an ice and water under sheet (hint: you should be)? How high is the roof?
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Old 09-17-2012, 03:28 PM   #5
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Get a few free estimates?
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Old 09-17-2012, 04:51 PM   #6
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My 18 year old roof cost $17,000 to replace. Insurance company paid. House, 2800 sq ft, attached garage and detached garage. Wind damage.

From my clients experience as well, I would say that's fairly normal.

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Old 09-17-2012, 04:53 PM   #7
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My 18 year old roof cost $17,000 to replace. Insurance company paid. House, 2800 sq ft, attached garage and detached garage. Wind damage.

From my clients experience as well, I would say that's fairly normal.

Cowperson

That's fairly normal if the insurance company is footing the bill as contractors up the price when that's the case.
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Old 09-17-2012, 04:54 PM   #8
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My 18 year old roof cost $17,000 to replace. Insurance company paid. House, 2800 sq ft, attached garage and detached garage. Wind damage.

From my clients experience as well, I would say that's fairly normal.

Cowperson
About 6 G's for my house from wind damage...
Approx 1300 Sq Ft House and 2 car garage...
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Old 09-17-2012, 08:40 PM   #9
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That's fairly normal if the insurance company is footing the bill as contractors up the price when that's the case.
The insurance company does their own appraisal, so its not a set price by the contractor.
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Old 09-17-2012, 10:35 PM   #10
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The price for reroofing will vary tremendously depending on the roofing contractor you choose.

Here's a few tips for you:

1. Ensure that the roofing company are covered by a current WCB account. This is VERY important as you do not want anybody getting injured on your property if they do not have coverage. The contractor should give you their WCB number and you can get a clearance on the net.

2. Check whether the contractor has liability insurance. Again, this is very important as I have heard of roofers stripping a roof and getting caught in a storm causing massive damage inside. Without insurance coverage you may very well be out of luck.

3. A company safety program is usually a good sign. The larger companies will often have a government certified program in place which means they will have to go through safety audits and the like. This is a good thing for both the workers who are on your site and protects you as a customer too.

4. Check with the Better business bureau. A good contractor, even if they have the odd issue, should have a good rating. A contractor with a rating of A+ is usually the best to look for.

5. Ask for references. A contractor with good standing should be able to provide you with a list of completed projects and names and addresses to check their quality.

6. Workmanship warranties vary dramatically. I've seen some contractors give a 25 year workmanship warranty when they have only been in business a year! That's ludicrous. They have no track record and likely will not be around to honor any warranty of that length. A workmanship warranty is only as good as the company behind it. Consider the company carefully.

7. Be careful of a contractor that wants money up front to be able to buy the shingles. I've heard of cases where you never see that contractor again after paying that deposit. Are they bonded? Probably not. Larger companies usually do not need a deposit up front.

As for the roof itself Architectural fibreglass shingles are the norm nowadays. There are a number of manufacturers to choose from (GAF, IKO, BP, Owens Corning, Malarkey).

You could check out the GAF Timberline shingle. This has a 50 year limited warranty which can be upgraded to a non-prorated warranty if you choose to go with a certified contractor. This will cost you a little more as the contractor has to register you with GAF but it's a good selling point having a 50 yr non prorated warranty.

GAF Timberline HD shingles:
http://www.gaf.com/Roofing/Residential/Products/Shingles/Timberline/Timberline-High-Definition/Timberline-High-Definition-Shingles.aspx?zip=t4n5e3


IKO Cambridge is a popular shingle too. IKO have a mixed performance history especially with their organic shingles. IKO & BP both have class action lawsuits against them for their organic lines which are now discontinued.

However, the Cambridge shingle seems to be performing quite well. Personally I have this shingle on my roof. I installed them in 2000 and they are still in excellent shape.

IKO Cambridge shingles:
http://iko.com/products/residential/residential.asp?task=ProductDetails&product_id=64& region_id=18

I have also heard good things about the Malarkey Alaskan shingle but do not have any experience with them.

An Ice & Water Protector is highly recommended especially along the eaves and a definite requirement in valleys. You should ensure that there is an underlay on the remainder of the roof deck. Synthetic felt is an excellent product that is much preferable to the likes of 15lb felt.

Cost depends on numerous factors. Roof slope. Anything under a 4/12 slope is deemed to be a low slope and requires a two ply underlay under the shingles. 4/12 to 6/12 are standard applications and 7/12 and up will increase costs for additional labour.

Also important is access, height, layers to remove, number of vents, difficulty i.e. valleys, hips etc.

Insurance rates, under the Xactimate system, for a 4/12 roof with good access are currently $254/sq. ($2.54 sq.ft.) for an architectural shingle plus any vent replacement etc.

Normal rates should be lower than that and again will vary depending on the company.

You have a 1300 sq.ft. house but have to add for your overhang and slope.
A good guessimate for you would be in the $4800 to $5200 range for your house provided you have good access and a 4/12 to 6/12 slope. For the garage, $2500 to $2900 is likely.

You may get lower prices than that as there are some hungry contractors out there but I cannot stress enough that you have to be very careful. The majority of reputable contractors are very busy right now given the number of storms there have been in Alberta this year. If a contractor can be on site within the week I would really be wondering why that is the case.

Some final words of advice.

Get a minimum of three quotes. Compare the pros and cons of all. Check out the companies thoroughly. The lowest price is not always the best option.

Good luck!
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Old 09-17-2012, 10:48 PM   #11
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All I have to add is that if you have the budget then perhaps consider installing solar panels? Especially if you plan to live in your home more than ten years. The technology is going to boom very soon in a very serious way, and it will add a tonne of value.
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Old 09-17-2012, 11:17 PM   #12
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Make sure that the people have a ladder with them when you're interviewing them, and that they actually go on the roof and spend 15-20 minutes on the roof give or take. If they don't, they are not going to do a good job guaranteed. Even then it's 50-50 or so, but you stand a better shot of getting a decent job done from someone who's taken the time to examine what the problems are.
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Old 09-17-2012, 11:22 PM   #13
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The insurance company does their own appraisal, so its not a set price by the contractor.
And a contractor does the appraisal...
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Old 09-18-2012, 12:57 AM   #14
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And a contractor does the appraisal...
Thats 100% incorrect, your house will be visited by an independent adjuster that works for the insurance company.In addition their will be a sale person from a company that works with said insurance company, a formal estimate will be made with prices that are set by that insurance company (intact for example will have their own specific price list)

After the quote is made, it is then reviewed and either approved or not approved by the insurance company, then put into production and contractors are able to bid on the services, based on the price already compiled. They have no say in the cost of the project, then can only determine if it is something that is profitable for them to work on.
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Old 09-18-2012, 08:01 AM   #15
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Originally Posted by Keselke View Post
your house will be visited by an independent adjuster that works for the insurance company.In addition their will be a sale person from a company that works with said insurance company, a formal estimate will be made with prices that are set by that insurance company (intact for example will have their own specific price list)

.
That was our experience.

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Old 09-18-2012, 08:15 AM   #16
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After the recent hail storms we had an insurance adjuster look at our place that was from Texas. He said to me that he was shocked that some of the houses he was looking at up here didn't even have underlays below the shingles. If your house was build in the boom years and needs a new roof ensure that if your roof didn't have an underlay that the new roofers install it. One of the worst things about Calgary is how poorly a lot of the new houses have been built.
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Old 09-18-2012, 08:21 AM   #17
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All I have to add is that if you have the budget then perhaps consider installing solar panels? Especially if you plan to live in your home more than ten years. The technology is going to boom very soon in a very serious way, and it will add a tonne of value.
Shouldn't you wait and get better technology and pricing when it does boom in a few years?

Solar panels on my house would be absoloutely useless. I have too many big assed trees. hahaha. it actually cost me more to cut down some trees from my property,$6500 than to get a new roof ,$6100.
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Old 09-18-2012, 08:57 AM   #18
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My son just got a quote yesterday, poor guy. He has a small house, but the pitch of the roof is extremely steep and he probably needs the whole thing sheeted with plywood too. $7,500 with the plywood, $5,700 without. Another quote from last week was $6,500. A lot more than he was expecting for such a small house.
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Old 09-18-2012, 11:52 AM   #19
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My son just got a quote yesterday, poor guy. He has a small house, but the pitch of the roof is extremely steep and he probably needs the whole thing sheeted with plywood too. $7,500 with the plywood, $5,700 without. Another quote from last week was $6,500. A lot more than he was expecting for such a small house.
That is pretty standard pricing, My house is the same, and it cost me 9000, but then again, I have some pretty severe rot and previous poor installation.
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Old 09-18-2012, 01:10 PM   #20
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And a contractor does the appraisal...
In the vast majority of cases that is not the case. A lot of insurance companies are using the Xactimate system where the prices are set and the contractor has no say in the pricing if they are on the rely or preferred contractor list.

Some other insurance companies will take quotes but will usually want a number of bids if the price is over a certain amount. Again, any reputable company will know the prices and price them accordingly. I tend to use the Xactimate pricing for all our insurance quotes.

Quite often the insurance company will have an independent insurance adjuster deal with the file and again pricing is not completely in the contractors hands. There can be some negotiation but there can be nothing outrageous otherwise the contractor will never be invited to bid again.
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