Starting at about $5000 for a 3-tab 20-yr bonded asphalt roof
and going up from there.
A 30-yr laminate will be about $5600
40yr laminate about $6400
50-yr metal tile about $15,750
Add for 2-story, steep roof
, removing and replacing fixtures such as solar panels an TV dishes, and add for add-ons such as power roof
vents, skylights, etc...
Actually, my base price per foot is only $1.53 per sq ft. to remove and replace a 20 year roof
Your slab living area is 1500 sq ft 340 sq ft for roof
eave overhangs 450 sq ft for the two car garage slab area = 2290 actual sq ft area under the roof
687 for area picked up with the sloping of the roof
= 2977 sq ft actual roofing deck area 298 sq ft for double layer starter and ridge plus the waste factor = 3275 sq ft of roof material needed to roof your house I quoted
Start at about $5000
$5000 divided by 3275 sq ft of roofing area
= $1.53 per sq. ft. to roof
Beware of shady tradesmen that cannot do math, because they will tag you with a big unexpected extra charge at the end of the job when the realize that they miscalculated the contract price. Some shifty contractors make a habbit of tagging a bill on at the end for what they call "extras". They may also reuse the old stack flashings, option not to put a new layer of felt, option not to put any valley tin and ice or watershield underlayment, option not to change your metal dripedge at the eaves and rakes, option not to change your step flashings at the chimneys and vertical walls, option not to paint your stacks, and option to nailgun your roof
instead of hand nail. Nail guns shoot the nails right through the soft asphalt shingles and the new roof
often is in worse condition than the old one when nail guns are used.
Ask them if there is anything that might come up in the course of the work that could require extra money EX: rotten decking. Have them pre-set a sq ft price for any contiengency such as rotten plywood. Require that they contact you immediately and take pictures if they find any rotten plywood.
Get at least three bids from reputable roofers, then ask them for references and proof of insurance. Call the Better Business Bureau and call their references for a report. Look to see if they are listed in the phone book. When interviewing, ask the roofers if they build to the standards that I described above.