With the hail storm a few weeks ago my roof was totaled. It’s an eleven year old roof so insurance only cover 67% plus it’s a $4500 deductible. What would a reasonable price be to do a complete reroof job on an approximate 1,700 sq ft house with maybe a 5/12 pitch gable roof?

My father in law thinks I’m going to pay too much and thinks he can replace his at 2,000+ sq ft for cheaper.

My estimate is $13,000 for a class 3 shingle.

I am scheduled to have my roof replaced next month and can share what I have for a quote.

I upgraded to the Certainteed Northgate class 4 impact resistant shingle for the very reason you are replacing yours. This is a preemptive replacement after going a little over 24 years on a replacement roof after a huge hail storm. The very same crew from 2000 will be doing this job.

Total cost: $14,700

My house is a typical two story in central Iowa and is a little over 2500 sq ft.

We have had some nasty derecho storms the past few years and the extra weight of the class 4 shingles should help some.

That's all I got....Good luck!

Did my roof twice over the years and dont know what a class 3 shingle is. I have used architectural shingles. BTW be there if you can. When my office was done several sheets of decking were bad and I made them replace it. {I spoke enough Spanish}. Make sure they tear off all the felt.

quote:

Originally posted by ZSMICHAEL:
Did my roof twice over the years and dont know what a class 3 shingle is. I have used architectural shingles. BTW be there if you can. When my office was done several sheets of decking were bad and I made them replace it. {I spoke enough Spanish}. Make sure they tear off all the felt.

It’s an architectural shingles. Class 3 is supposed to withstand up to I believe 1.5” hail and class 4 is the highest at 2” inch hail.

And I hear you on being there when they do it. The last company that did I was there but stayed inside most the time. Come to find out when the roofing company looked at it this time he said it had multiple layers of felt which I figured was the case years later.

Spending a bit extra for class 4 shingles yielded a home insurance discount, so you may want to see if that's available with your insurer.

1450 square foot home, two car attached garage, architectural shingles, one story simple roof, good local company. Bid is $7650 labor and materials to be done in the next month. Two stories and elaborate roof designs have to increase the prices.

I just got a bid to reroof. The job involved removing metal roofing, installing OC Duration architectural shingles on a 2-story house, porches, and a 26 x 40' garage. The level square footage is 2,860 with the price quoted $14,400. Metal was the same cost and that's what I ended up choosing.

Had our roof replaced last fall. It's a 2400 sq. ft home with a few gables and is fairly steep. Architectural grade shingles. It came to just under 20 grand from a very reliable, local roofer. We also had our two metal out buildings reroofed as well. Those two came in at just around the same price. $40,000 for everything.

I am so glad I paid extra for full replacement value policy. Our out of pocket came to $3800.

We moved to a new house in 2022. March 2023, a hailstorm destroyed every roof in the neighborhood. 2700 sq feet with steep grade. It was $27,000 with Owen Corning shingle. Full coverage with a $1k ded. It was replaced in 2 months. Less if my hoa would have been faster to approve going from grey to black. Roofing company even upgraded me to 6” gutter. Storm came a month later. Pissed thinking I had to go through it again, but the new roof withstood the hail better. The original was was the cheaper roof…not 3 tab.

Some of my neighbors found out what their insurers were really liked. One fought for months with the adjuster and another found out his policy had a metal exclusion…so $3-4k extras out of pocket for gutters and downspout.

You should talk to your company about the new roof. They should reset the roof year on the home. There may be discounts or full coverage available with newer roof. I know our company will do that for up to 15 year roof.

I did learn from claims that most roofing company should and usually upgrade 3 tab roof to architectural shingle at no cost. Apparently, for the little cost differences, the ease of installation, and the goodwill gesture, they usually do that.


Sadly, I also learned that 3 or 4 years ago, my roof would have only cost about $15-16k.

For a 1,700 sq ft roof with a 5/12 pitch, $13,000 for a Class 3 shingle roof doesn’t seem too far off, especially considering the higher cost of impact-resistant shingles. These are a bit more expensive upfront but will likely save you money in the long run through better durability and possibly even insurance discounts. Your father-in-law may find cheaper options, but quality and durability should be considered as well—especially since hail damage is a big concern in your area.

If you're looking to explore pricing and quality more thoroughly, this roof installers Orlando site breaks down useful details about what goes into a roof replacement, including labor, material, and warranty considerations. They offer helpful info on finding local contractors who can provide competitive pricing while ensuring the job is done right. If you’re still uncertain about your estimate, it’s worth looking into a few more quotes. Plus, checking for reputable contractors in your area who specialize in shingle roof installation might get you a better deal or help clarify whether your quote is fair.

This message has been edited. Last edited by: Phelen_Kell,

Just re-did ours here in Temple. House is 6 years old. We replaced the old with architectural shingles with a 25 year warranty. The house is 2300sq. It cost $20k. When I spoke to the roofer he said that they were getting $20-25k for new roofs in new construction . But they were taking what the insurance company was paying.

Took them one day. Showed up at 0630. By 0830 all the old shingles and underpayment were off and they were there till about 1815. New pipe boots, new turtles, new drip edge, they used stick on ice dam stuff in lieu of metal flashing in the valleys and no felt it was almost like house wrap for the underpayment.

Using class 4 shingles for ours gained a nice discount with our home insurance.

south of Dallas
Oct 2023

2700sf under roof
Roof, Gutters, and 10x12 shed

25K

I just helped my brother in law here in the midwest replace his roof.

Certainteed Landmark Pro, synthetic underlayment, plenty of rain and ice shield, ridge vent, and edge metal all around ran about $8,100 in materials.

Labor at my cost was $6,400 which included tear off and disposal.

31 square roof.

I am starting my roof this Saturday. Rip off and new dimensional shingles on a 1600 square ft. roof.
For staples, tar paper, weather shield, vent flashing, caps, ridge vent, 1.5 inch nails, and 54 bundles is around $2800 just for material.

I dont know how much the Icy hot is, I am going to need a lot.

As others have said ask your insurance carrier if they offer a discount for a Class4 roof. It is worth the difference in cost if they do. I replaced my roof with a Class4 3-4 years ago ( I live in Lubbock, Tx area). My house is 1,900 sq ft and if IRWR the cost around $17,000; so $13,000 for Class3 is in the ball park. I was in the insurance business at time and we had many claims and they all ran about that range ($/ sq ft).

I purchased a 40 year roof in 1992, installed by my neighbor who had a roofing company his entire life. He still does minor repairs if I lose a couple shingles. He looked at it last fall and says it will last another 7~8 years. Problem is I am getting 30 solar panels installed on the roof soon. I would hate to have to take them down to install a new roof in the future, cost isn't that big, ($3,000 for the racking which most could be reused) but labor cost would probably be high. In addition I'm 65, for me and my wife no need for a 30 or 40 year roof. I don't know what to do.

I think anything in the $12-15k range is pretty reasonable.

I am in McKinney, TX and just re-did mine a month ago. For my house, little over 1150 sqft, the total cost was $9,100. So I would guess you would be +- $13,000 for total cost.

Complete tear off to decking.
Replace any damaged deck boards.
GAF architectural shingles.
GAF underlayment.
Replace all vents.

Nothing special, but complete.

Going through it as I type this reply. Total teardown of single layer existing shingles. 30 square using Timberline HD shingles and synthetic underlayment. Cobra ridge vent and some other small ancillary items - $11.5K. They started at 7:30 AM this morning and will be finished - including clean-up by about 4 or 5 PM.

Same company did another house we owned about 25 years ago. Requested quotes from three companies and only this one returned our call. From our initial phone call to completion will be 8 days.

Adios,

Pizza Bob