Shingle Roof Estimates & Average Pricing in Florida
February 2010,
I have got a lot of people commenting on this article and stating that these prices are high?
So let me re visit this topic and article for the average price of a new Shingle Roof Installed in Florida.
Like I said before there are many factors into considering prices to replace a old roof ,
- Size Of Roof
- Type of Shingle you Are Going To Use For The Job ( 20Yr Shingle, 30Yr Shingle or Even Better ? )
- Is There any Wood Rot or Damage that Must be Fixed before Installing the New Roof
- Permit Fees
- The Degree or angle of the roof this will make a little difference into overall labor cost because of the time factor
- Is The Roof Company Replacing the Roof and Tearing Off The Old Roof Shingles or just Laying the New Shingles over the existing roofing application?
- Do you live in a Coastal area of Florida where the Codes have changed since 2004-2005??
- If you live in Central Florida away from the Coast then there is no Comparison in pricing
- If you live anywhere where the Maximum Substained Winds can reach a category 5 Hurricane then Prices will Be Higher Due to The New Codes
- These are some of the factors to consider before telling us that these prices are higher than what you heard from a friend somewhere else?
- All of our comments about these prices being to high come from consumers who do not even live in South Florida
Ok, this topic is one that everyone reading needs to pay attention to and understand before hiring a Roofing Contractor !!
There are a lot of Fly By Night roofing companies or so called roofing companies giving roof estimates that are so far below being accurate just to get the Jobs and then they end up screwing the homeowner by never finishing the job.
Lets use an example of a recent re-roof job we did in Davie Florida:
Total Squares = ( The Square Footage of the Roof )
Job Size : 26 Squares = 2600 Square Feet
Now lets see if you see the problem with the company after we are done figuring our prices?
We had a customer call us for a recent roofing estimate about 1 month ago for a house that was about 26 squares or 2600 square feet of total size and they said they had a good estimate from some individual for a price of about $ 9,200.00 dollars. The company wanted 50% down before they could start and the other 50% when they are done tearing off the existing roof and they install the paper. Now one thing they did not mention to the homeowner was that they still need to get permits before they can start the job but no problem sometimes this might just confuse the homeowner by telling them this minor detail.
Now lets go back to the size of the job to be done?
They got a quote of $ 9,200.00 for a 26 Square Roof. This works out to a price of around $ 3.54 per square foot give or take a few dollars and includes permit fees. Now the average Hard Cost today is around $ 3.80 per square foot for a job of this size. Hard Cost is all costs it would cost for the contractor before any profits?? Please explain how a company is going to get this job done for less than it is actually costing them just for hard costs?
Here is the likely scenario is going to take place. First this low ball company is going to take the initial 50% deposit that you have giving them and they are going to get permits, then tear off the existing roof and they are going to install the 90 weight paper which is the black paper that goes down on top of the plywood before installing the shingles.
Next they are going to get the remainder 50% of the balance due now which also does not cover the actual cost for the materials themselves unless they are maybe stealing them or using them from another job kind of like rolling cost from one job to the next and charging your materials from your house to the previous job and then doing the same thing to the next homeowner. Now I know I am starting to confuse most of you at this point.
At this point what is happening is that you are going to have a Mechanics Lien against your house for the materials that were used to replace the roof of your house because the Roof Company that was the cheapest and has already taking all your money has not payed for all the materials and it will now be a Lien against your home. In most cases your roof will not even be completed because the roof contractor that gave you that great price way below everyone else just took your money and ran off in the sunset and never to be seen again.
The average price to do this job in today’s market should have been around $ 12,000.00 not $ 9,200.00. You tell me what Roofing Contractor is going to do a job for less than the actual cost of materials at any point in life?? Too many homeowners are getting burned by these BS Fly By Night Roofing Companies and the public needs to better themselves against those people.
Please if anyone has any questions please feel free to call us and talk with David Rogers to make sure you are not getting taking for a crazy ride.
DJR ROOFING & CONSTRUCTION SERVICES LLC.
Office # 954-684-3664
Yes it might be double compared to a less expensive type of shingle, Are you considering that these are the average prices for a 30 year shingle roof replacement with the old roof being completely torn off. We do not go the route of some of the crappy contractors and lay the new shingles over the old shingle just to appear to save the homeowner money.
These are prices in 2009, not 2001 or even early 2004 before all the hurricanes hit. Prices vary from area to area based on permit fees and expertise, We never said we were the cheapest nor did we say we were the most expensive but we get the job done and we do not have a single complaint filed against us in over 30 years of being in business.
If you are looking for a roof estimate you need to look at all the facts when getting a offer from a local roofing contractor.
What Type of Shingle are they quoting for the job, 20yr,30yr or even better??
Are they tearing up the old roof or laying the shingles over the existing?? ( This is the Kicker )
Permits, Is this job being done Legit or Not, Some Contractors will try to get around this
Do You Live in a Coastal Community or More Inland In Florida
Laws Have Changes Since 2007 Read The Article Below
Beginning October 1, the costs to replace a roof in Florida are expected to rise by at least 25% – and even more if you live in a coastal community. The increase in cost is due to a new law the state Legislature passed in May that increases the building code requirements to help strengthen homes against hurricanes.
Experts agree that adding such new protections can only help, but builders, consumers and insurance companies are seeking clarity. Liability issues and insurance discounts top the lists of concerns. In addition, some of the new requirements are structural in nature and most roofing companies are not certified to perform those types of changes. They will require the hiring of a general contractor and that is sure to drive the costs up even more. While the goal of the new law was to have all roofs in Florida meet the new standards over the next 15 years, the process and the associated costs were basically left to chance. In essence, it looks again as though the folks in Tallahassee wanted to show their constituents they were making an effort to change things for the better without taking into consideration the consequences of what they were imposing in the process.
Under the new law’s requirements, roofers must ensure the following:
* Roof deck attachments and fasteners must be strengthened and/or corrected.
* Secondary water barriers are now required.
* If the insured value of the house is $300K and it is in a coastal wind-borne debris region, roof to wall connections must be enhanced. Estimated costs are an additional 15% above the re-roof price.
I do agree as well that I have seen prices vary dramatically over the last few years but we have seen prices go crazy do to cost since the hurricanes of 2004, prices went sky high then came back down. Everything went up in price, Plywood, Shingles, Nails, Fasteners, Permits, and these factors all add up in the end which raises the total prices to replace a new roof anywhere.
No remember when anyone is reading this article or post about the average price of a new Shingle Roof in Florida you need to look at all the factors, This is just the average cost in our area based of what it will cost to replace your roof the proper way and not the cheaper way to save a few bucks.
Get estimates from multiple contractors and check there license front to back and make sure you are dealing with a license Florida Roofing Contractor and not just some local Handyman who is not licensed in the state of Florida to perform work on your roof.