Re-roofing your house is a significant investment, and understanding the cost variables can help you make informed decisions. Here’s a comprehensive guide on what factors into the cost of a new roof, ensuring you get the best value for your money.
1. Size of the Roof
The size of your roof is the most significant factor in determining the cost of re-roofing. Roofers typically charge based on "squares," which are 10'x10' sections (100 square feet). For instance, a 2200 square foot roof is equivalent to 22 squares.
Labor and shingles are the primary cost components here. The shape and complexity of your roof can affect the waste factor—how much material is wasted during installation. Additionally, the measurement tool used (satellite or hand measurement) can result in slight variations in square footage estimates.
2. Existing Roof Components
Most roof components don't significantly affect the price, but some do:
- **Decking Condition:** If your roof’s decking isn’t up to code, it might need a complete replacement, costing around $150 per square.
- **Additional Layers:** Removing an extra layer of shingles costs about $15 per square due to the additional labor required.
- **Roof Accessories:** Bathroom fans, kitchen vents, and ventilation systems can slightly increase costs, especially if ventilation needs to be corrected.
At Colorado Family Roofing, we don't upcharge for essential components like ice and water shields, which some roofers might add $20-$30 per square for.
3. Type of Shingle
The type of shingle you choose impacts the cost. At Colorado Family Roofing, we prefer high-quality, impact-resistant shingles like Owens Corning Duration Flex, CertainTeed Landmark Flex, and GAF Armor Shield II. These shingles offer excellent durability and come at no extra charge from us.
Some roofers may upsell premium shingles, adding $10 to $40 per square. Be cautious about overpaying for these upgrades, as the actual cost difference for the roofer is typically only $10-$12 per square. Designer shingles, however, do cost more due to their enhanced aesthetics and durability, with prices ranging from $100 to $150 extra per square.
4. Roof Pitch and Stories
The steepness (pitch) and the number of stories in your home significantly influence labor costs. Steeper roofs (7/12 pitch and above) and multi-story homes require more effort and safety measures, leading to higher prices. Here’s a breakdown of additional costs based on roof pitch and stories:
- **7/12 to 8/12 pitch:** +$14 per square
- **9/12 to 10/12 pitch:** +$28 per square
- **11/12 to 12/12 pitch:** +$42 per square
- **Two-story homes:** +$14 per square
- **Three-story homes:** +$28 per square
5. Insurance vs. Retail
The roofing insurance market can be challenging. Insurance companies often provide lower payouts, and roofers must use specialized software like Xactimate to create estimates that insurance companies will accept. This process can inflate costs due to the complexity and inefficiencies involved.
Some roofers exploit this system, inflating claims significantly. At Colorado Family Roofing, we strive to include only necessary line items, ensuring you don’t pay more than necessary. We handle negotiations with your insurance company directly, ensuring you get a fair deal without unexpected expenses.
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To help you estimate the cost of your roofing project, we’ve developed an online estimate tool. This tool provides a close approximation based on visible factors but excludes hidden elements like additional layers or specific roof accessories. It’s a great starting point for budgeting your roofing project. Find our cost estimator by clicking on our site: https://www.myfamilyroofer.com/how-much-does-a-roof-cost-in-colorado
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By understanding these cost variables, you can navigate the re-roofing process more effectively. At Colorado Family Roofing, we’re committed to transparency and fairness, ensuring you receive the best possible service without unnecessary costs.
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