Profile picture for lisad30815

Cost to replace new roof and shingles on 1600 sq. ft.

Home is 25 years old.  Home is leaking.
  • January 01 2011 - Hephzibah
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Answers (24)


1600sq ft is 16SQ~. A Square in roofing is 3 bundles of shingles. so you need 48 bundles at an average of 30$ a bundle , 90$/SQ
$1,440.00 for shingles/ you will need a SQ of ridge caps im guessing 90$/ 10 rolls of Ice and Water granular rubber runs about 750$ / then you need Rake and Drip edge each costing around a hundred bucks so 200$/ also a box of coil nails for the gun at 100$ box/ a bucket of tar 75$/ vent caps& stacks 50$~ Materials will run $2,500.00 ballpark with extra expenses and everything to have your house re-roofed if you currently have only a single layer of existing shingles should be around $4,800.00- $5,400.00
To have the roof stripped of two layers the cost should be no less than $8,000.00 and no more than $10,000.00

* My best advice to homeowners is get 3 estimates for whatever job you are doing , when you get them take the lowest priced estimate and throw it in the garbage then choose between the remaining two. This eliminates the contractors who are poor at their jobs and responsible for probably 75% of the horror stories you hear about.


The age of the roof isn't relevant really to your question , it is the number of LAYERS you currently have on the roof. If you find that you have 2 layers then you have to have it stripped ( in buffalo NY where i live is code). Stripping a roof basically is much more expensive than adding a layer because you may or may not have to replace plywood, but you will have to buy granular Ice&Water shield that's around 70-80$ a roll and have whoever does the roof take it from gutter at least # rows up. A major problem guys have is they only lay down the first row off gutter toward ridge board with the expensive rubber , but they don't seem to understand that they (on 90% of homes) are only covering the area that is above the soffits with the rubber and it is then pointless. Myself i have always just spent the extra few hundred bucks (500+) on rubber and take it up and over the ridge board ensuring no future leaks will take place. Since 1999 i have done a good number of roofs for our preferred customers and still after 15 years have only had one single ridge cap get blown off in a storm a few years back, never have had a leak before.  Good luck if you have anymore questions feel free to email me.
Regards,
Complete Home Improvements of Hamburg N.Y
  • November 07
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  • November 06
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Profile picture for sunnyview
I'd say no to a shake roof on a low pitch, but you will probably have to remove the old tar and stone to put a new roof on or at least take off the stones. On low pitch roofs torch downs can work well, but their lifespan is shorter overall. You can look into metal which is durable and comes in a variety of colors. If your pitch is not too low, you may also be able to do a dimensional composition roof.

Call a handful of licensed roofers in your area and start getting bids. Choose a company with a good rep and one that stands behind their work.
  • October 21
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Profile picture for user87779746

I have a house with a VERY low pitch that is tar and stones???



If I wanted to put a shake roof on the house, is it really heavy?? (house is post adobe, so can't support too much weight, I understand)

Also, is it even possible to do?

  • October 21
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Profile picture for drexellake
My deductible is $5000 so it wouldn't be advised for me to go the insurance route.  That and the fact that your insurance rate will most definitely increase.  I would rather pay out of pocket once than be paying on it for years to come.
  • August 27
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Profile picture for wood171717
If you have leaking through your roof, torn shingles, tabs broke lose, or hail damage. Contact your homeowners insurance and file a claim with them. They will set up an appointment for an adjuster to come out and evaluate your damage. If the adjuster finds enough damage they will pay for fair market value for the cost to repair your roof. They will subtract your policy deductable, usually between $500-$1500 some less and some more. But $500-$1000 out of pocket for a full roof replacement sure beats $4,000-1$10,000. Usually you can get a 3-demential upgrade also through the contractor.
  • August 25
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Profile picture for LindaRogers71
Could someone give me help on 2 questions:  My Dad died and I might sell our family home that was built in 1955 with a tar and gravel roof and almost flat.  The roof inspector on the sale that I lost told the buyers that it would be good for up to 5 years and then it could cost $15K-$20K to replace it.....sale lost.  I called the guy to see if the buyers were being honest and yep that were.  But to see if that price was "for real", I asked him if he could do it for closer to $10K and he said "yes".   1) Should I replace it before I put it back on the market, and 2) What do you think it would cost to replace a tar and gravel roof that would have to be pitched?  It isn't leaking.  THANK YOU!!!  linda
  • June 15
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There are a lot of factors to consider when looking at replacing a roofing system.  A) what type of shingle?  If it's a standard architectural asphalt composite shingle you should typically be in the $350-$400 per square range for a (B) Pitch?) 10/12 or less pitched roof.  (C)Quality of craftsmanship?) This accounts for a 5.5" installation of leak barrier (ice & water) with a 6" overlap, a hurricane nailing pattern being used (6 nails per 1 meter length of shingle) to get you into a 130 mph range wind rating, #30 lb felt or better underlayment, all dumpster and dump fees (as shingles are considered hazardous waste), the building permit may or may not be included - but ALWAYS have the contractor pull it for you on your behalf.  Also know that height, higher pitch (over 10/12), better than #30 lb felt, a "designer" shingle, poor access, higher number of roof planes, and any chimney work are all going to increase your investment.  Figure for a $300-$600 add-on for a chimney re-lead which should be done an any installation that the lead is over 5-10 years old.  Re-pointing or rebuilding your chimney are easily going to increase your cost by a fair amount depending on severity.  Last, always ask the most common questions 1) Are you Licensed? (they (roofers) purchase this w/o any testing or verification of any kind) and 2) Insured? - But then you NEED to find out HOW much are the terms of their Insurance policy, as your Homeowners Insurance does not cover a professional for hire. 3) Are they factory trained?  If not, YOU WILL HAVE NO WARRANTY as the manufacturer doesn't just warranty a roof because "chuck in a truck" installs your roofing system, etc.  Use your common sense. 
  • May 01
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Profile picture for rotik777
1600 sq.ft house!!! Not a roof!! Roof can be 20-30 sq.f.(roofing sq). Pitch 4/12-8/12 cost $35 per sq. only labor. Any questions, email me: [deleted by Zillow moderator. Please see our Good Neighbor Policy for posting guidelines]
  • April 04
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My rule of thumb is $25 per square foot for a new asphalt shingle roof.  Of course, it could be more if you need any framing work or other problems.  The best bet is to get 3 estimates.
  • April 01
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Profile picture for robw0328
I just p materials are only $1/sf. 1600sf=$1600 materials. They get you on labor. I paid $7500 for 1700sf but we have "special" workers in Los Angeles.
  • March 31
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Profile picture for mcgreer
I just priced out materials to do a 27 Square roof myself (buying roof nail gun, hammer tacker, synthetic underlayment, $30 shingle, dumpster for tear off, 18 item list) = $4800 including tax. Labor should be around 45 hours for my low pitch roof. Roofers make on average $14/hr. A roofer would make money on the markup on the materials and should also earn a 20% - 25% markup on the retail plus labor, so $6600 to $6800 is probably fair. I was quoted $11,470 for the "Golden Warranty", $8800 without a warranty.

I am appalled by the tear-off costs I see some roofers try to charge - $90 - 150 per square. Its only $150 for dumpster rental. Do you have any idea how quick and easy it is to tear off old shingles? I can do 27 square just myself in under 3 hours.
  • March 27
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Profile picture for user6986210
Cost should be about $220/ Sq for total of $3500. That is what I would do it for. This is on 1600 Sf roof. [self promotion deleted by Zillow  moderator. Please see our Good Neighbor Policy for posting guidelines] approved Angie's List.
  • March 23 2013
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A complete roofing system with tear off and disposal of all job related debris could range from $6,500 to $10,000. There are a few key factors which would cause the numbers to vary as much as they do. For example, # of layers currently on roof, how steep the roof is, and how much wood needs to be replaced.

  • January 16 2013
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Around $12,000
  • December 06 2012
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Profile picture for marionppdx
Pretty good guesses on the material. But it impossible to say how much the installation is going to cost. Each area is different.
Heres a good source for material cost and installation estimates -
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But its better to just get a bunch of bids and pick the best company and price combination.
  • November 23 2012
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here in metro Atlanta, the average cost to replace a 3 tab shingle roof is in the range of $225 to $250 per square.  1 square = 100 square feet.  The variables are things like rotted roof decking or damaged vent pipe escutcheons.  This price includes the tear off of the old roof, installation of new 15# asphalt paper, new 20 year 3 tab shingles, clean up and waste removal.
  • September 08 2012
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Well, I'll try this again.
You didn't supply any specific information, but if it were a 40 ft x 40 ft (1,600 sq ft) roof with a low pitch and a very simple gable roof, the roofing calculator on my roofing cost page comes up with approximately $9,000, including tearing off the existing roof. 

A more complex roof with a moderate pitch has an approximate cost of $11,584. A steep, cut-up roof comes in at $15,168.

You can play with the calculator, and it's free. It just gives you "ballpark" figures which may help you when decide to get actual estimates from professional roofers. [Promotional hotlink removed by Zillow moderator. Please see our Good Neighbor Policy.]
Have at least three professional roofers look at your roof and give you estimates.

Get at least three references for each roofer, and for goodness sakes, check those references.

You may also have some wood rot due to the leaking. 

Good luck,
Carl Heldmann 
  • September 03 2012
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Well, you didn't supply any specific information, but if it were a 40 ft x 40 ft (1,600 sq ft) roof with a low pitch and a very simple gable roof, the roofing calculator on my [Promotional hotlink removed by Zillow moderator. Please see our Good Neighbor Policy.] page comes up with approximately $9,000, including tearing off the existing roof. 

A more complex roof with a moderate pitch has an approximate cost of $11,584. A steep, cut-up roof comes in at $15,168.

You can play with the calculator, and it's free. It just gives you "ballpark" figures which may help you when decide to get actual estimates from professional roofers. 

Have at least three professional roofers look at your roof and give you estimates.

Get at least three references for each roofer, and for goodness sakes, check those references.

You may also have some wood rot due to the leaking. 

Good luck,
Carl Heldmann
  • August 14 2012
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Profile picture for user8517020
It depends. I would ask a local company to do an estimate. Lot of times insurance take care of some of it, especially if you had storm in your neighborhood. I would recommend Barnhouse exteriors as they work closely with insurance companies and also do quality work.
  • July 17 2012
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well it all depends on the amount of damage there is to the existing structure. But if you were to replace the old roof with a new one your looking at about anywhere from $250-450 per square (100 square feet).
  • January 05 2011
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Profile picture for Steven G. Hinton
Fisrt you should have the roof inspected or inspect yourself to find the source of the leak. You may only need a small repair rather than a full re-roof, but you cannot know until an inspection is completed.
  • January 02 2011
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Profile picture for dunrider
You should contact a roofing supply yard or call Fall Creek Forest Products for some recommendation of a good source for the shingles.  
  • January 02 2011
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There are a lot of variables to consider when pricing a new roof such as materials, existing roof condition, local weather, etc..  You will need to solicit a few bids from reputable companies to get an accurate price.

I usually plan on spending around $350 per square(100 square feet) up here in New England on older homes and that gives me a bit of room to fix damaged substrate or flashing.  You can always find someone that will do it for much less but I wouldn't recommend going for a suspiciously low bid on something as important as a roof.

I hope this helps,
Ethan

  • January 02 2011
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