Cost to replace a roof

We plan to remove the existing roof of our 20×45 foot house and replace it with a new roof. The work will include replacing 2 skylights and rebuilding one chimney. Does anyone have an idea of how much we should expect the full job to cost? Thank you in advance.

brooklyn72

in Garden 12 years and 3 months ago

4

Please log in, in order to post replies!

4 replies

Newest Oldest

mylrob | 12 years and 3 months ago

string(1) "1"
object(WP_User)#4919 (8) {
  ["data"]=>
  object(stdClass)#4876 (12) {
    ["ID"]=>
    string(6) "177366"
    ["user_login"]=>
    string(6) "mylrob"
    ["user_pass"]=>
    string(34) "$P$B84rlDKOBqxKm1OiMeQ15FizupLthj/"
    ["user_nicename"]=>
    string(6) "mylrob"
    ["user_email"]=>
    string(21) "robert.myles@live.com"
    ["user_url"]=>
    string(48) "http://bstoner.wpengine.com/forums/users/mylrob/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:15:50"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(6) "mylrob"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(177366)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

You have, basically, two options: to recover the roof (install boards with two plies of membrane or a full system tear-off which means removing the existing roof system down to the deck and installing insulation, board and two plies of SBS (or APP) membrane. With the latter you will get a 20 year manufacturers warranty. If you are looking for a good estimate, please give me a call Robert 917.502.5704 (nycprecision.com).

jeanmarine2 | 12 years and 3 months ago

string(1) "1"
object(WP_User)#4918 (8) {
  ["data"]=>
  object(stdClass)#4917 (12) {
    ["ID"]=>
    string(6) "176972"
    ["user_login"]=>
    string(11) "jeanmarine2"
    ["user_pass"]=>
    string(34) "$P$BUg/ut4/qP/KUrH1I5eElmmo1dIbYf1"
    ["user_nicename"]=>
    string(11) "jeanmarine2"
    ["user_email"]=>
    string(24) "jeannersolomon@gmail.com"
    ["user_url"]=>
    string(26) "/forums/users/jeanmarine2/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:15:50"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(11) "jeanmarine2"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(176972)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

We have a similar sized flat roof and added a layer on top and replaced the skylight 5 years ago and it was around $4500 and many of the quotes I got were slightly less. One was $6000\. I think now it would be over 5000\. We got a medium quality job with a good warranty and have had to do patching roughly once per year

Goatcrapp | 12 years and 3 months ago

string(1) "1"
object(WP_User)#4914 (8) {
  ["data"]=>
  object(stdClass)#4920 (12) {
    ["ID"]=>
    string(6) "108904"
    ["user_login"]=>
    string(9) "Goatcrapp"
    ["user_pass"]=>
    string(34) "$P$BBIwBZIbwf8MzD0m6gSVz3ZtnIqVUW0"
    ["user_nicename"]=>
    string(9) "goatcrapp"
    ["user_email"]=>
    string(17) "goatcrapp@aol.com"
    ["user_url"]=>
    string(24) "/forums/users/goatcrapp/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:33:02"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(9) "Goatcrapp"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(108904)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

correction – 2 layers permitted ona sloped/vaulted roof, not 3, in nyc… however i do not know what applies specifically to flat roofs.  When i had mine done back-when, the roofer told me i could have a max of three, but i chose the strip job regardless, so i never went down that road before.

Goatcrapp | 12 years and 3 months ago

string(1) "1"
object(WP_User)#4919 (8) {
  ["data"]=>
  object(stdClass)#4921 (12) {
    ["ID"]=>
    string(6) "108904"
    ["user_login"]=>
    string(9) "Goatcrapp"
    ["user_pass"]=>
    string(34) "$P$BBIwBZIbwf8MzD0m6gSVz3ZtnIqVUW0"
    ["user_nicename"]=>
    string(9) "goatcrapp"
    ["user_email"]=>
    string(17) "goatcrapp@aol.com"
    ["user_url"]=>
    string(24) "/forums/users/goatcrapp/"
    ["user_registered"]=>
    string(19) "2017-08-10 14:33:02"
    ["user_activation_key"]=>
    string(0) ""
    ["user_status"]=>
    string(1) "0"
    ["display_name"]=>
    string(9) "Goatcrapp"
    ["spam"]=>
    string(1) "0"
    ["deleted"]=>
    string(1) "0"
  }
  ["ID"]=>
  int(108904)
  ["caps"]=>
  array(2) {
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["cap_key"]=>
  string(15) "wp_capabilities"
  ["roles"]=>
  array(2) {
    [0]=>
    string(10) "subscriber"
    [1]=>
    string(15) "bbp_participant"
  }
  ["allcaps"]=>
  array(4) {
    ["read"]=>
    bool(true)
    ["level_0"]=>
    bool(true)
    ["subscriber"]=>
    bool(true)
    ["bbp_participant"]=>
    bool(true)
  }
  ["filter"]=>
  NULL
  ["site_id":"WP_User":private]=>
  int(1)
}

many factors could go into this.  How many layers do you currently have? (ie: will it be a relayer, which is allowed up to 3 times, or will it be a scrap to plywood.  Will the roof surface (plywood) and underlayment itself need to be replaced (likely, if you’ve been getting leaks)  – once you get in there, will there be any straightening/ sistering of roof joists needed (likely if you have evidence of bowing inward) I paid about 12k 8 years ago, for a similar sized row house roof.  It was a strip to plywood job. I was at 2 layers and could have gotten the third, and the cost would have dropped to about 10 – but not knowing the subsurface’s history (just purchased house) i thought it best to start fresh and at least get a visual. Kept existing plywood,  but everything above was replaced – new underlayment, membrane, “tar” paper, and etc. new flashing, mild chimney repair (not rebuild) and glass-only repair on one skylight (not replacement or rebuild). Oh and also gutter repair (single 20′ strip was detached at rear) I’ve known people who paid twice as much and got a crappy job, and half as much and have a leak free roof to this day.  I know people who have opened it up to get a nasty surprise, needing another 10k of work sistering rotten roof joists, and others still who have 5 layers over plywood from a cousins’s cousin, for 800.00 and still have dry ceilings… and people who did everything right, but a weepy party wall keeps a nice stain over their heads.   anyway – short answer.. 12k 8 years ago for a medium job.  not a full to-joists replacement, but not merely a new layer either.