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How much, on average, does it cost to replace a roof?

The roof in my bedroom (which measures approximately 14' x 14') is leaking. I've had 5 contractors out to give estimates. I'm getting vastly different opinions on what needs to be done and how much it will cost. Two roofers said it can be repaired at a cost of less than $800. 3 have said that the roof needs to be replaced and have given estimates of $5,000 to $5,800. Now, I don't know anything about roofing, but to me that seems awfully high. It's only 1 room. It currently has a metal roof, and the roof over that room is flat. My sister's house is 3x the size of mine and it cost her less than $6000 to cover her old roof with a new one, and she used top-of-the-line shingles. So how can one room cost 5 grand? I suspect that these guys are trying to screw me over because I don't have a husband. Another roofer is coming on Monday and I want to know how to handle this. Please help!

Public Comments

  1. Yes, that does sound a bit high. I just had a whole new roof put on and even with the time it took to tear the old one off, it was only $5,500. Keep shopping. It's hard to believe in this day and age that men still think women will blindly believe anything they say. If you can, get a brother, dad, cousin or a male friend to come over and be with you when they give their estimates. You'd be surprised how much of a difference that will make. (The guy who did my roof just happened to be a friend of my brother.) It's a shame, I know, but you shouldn't have to overpay.
  2. To cover just a room may in fact be $800 but when a new roof is installed on a home it covers the entire house not just one room. If the roof over the balance of your home is worn out then a complete re-roof might be called for and they can run in the thousands due to the labor involved in tearing off and disposing of the old shingles, repairing any rotten wood and then replacing the felt paper under the shingles, the shingles , metal flashings and the haul away of the old shingles. Roof pricing also depends on the height and steepness of your roof. While the portion of the roof above this bedroom is flat the rest of your roof may have a steep slant to it and this takes more time to shingle and we all know that time is money. You've done well up to this point calling in several roofers for competitive estimates but to just handle the flat portion over the bedroom is a "repair" and repairs can run anywhere from $125-$800 or more.
  3. $225 per square (100 square feet) for 25 year fiberglass shingles on roof pitches greater than 4/12 (includes tear off and new flashings, drip edge, ridge vent). So a 40 square job would run around $10,000.
  4. hey , I'm a construction consultant and I'll try to help you out the best I can. 1. Metal roofing is more expencive than asphalt shingles but less than wood(cedar) shingles. a- average price for three tab shingle remove and replace $250.00 per square (square= 100square feet you're "sf" is 196sf or2 square) this only includes r+r . b- average for metal roofing r+r $300.00 to$500.00 per square, as before that only includes r+r. c- average for cedar roofing is $500.00 to $700.00 per square and as before. 2.now after they remove the roof it goes to the dumpster about $200.00. a- nows the bugger (cost per ton construction debree) this can vary regionaly, in my area it is $50.00 per ton, new england 3. if your roof was leaking it is a very good chance that there is wood damage ie. sub roof, rafters or joist rot any insulation that is in there should be replaced as it may black mold up on you 4.call your local b.b.b. and have them recomend a roofer or call ,if you have one , the local home builders associastion both of these keep track of the roofers business practices also if your state requires lisences you can check the out on the state lisencesure link. 5. when you get bids ,I recomend getting at least 5 bids as this will show the con men better than anything a-low estimates are scary you know something is wrong and high the guy is greedy b-take the higher middle of the road guy, and ASK FOR REFRENCES this is the only way to truely check him out c- never pay more than 30% up front . 6. have a male friend or brother or dad whatever be their it works hope this helps joe ps my spell check seems to be broken
  5. You sure they weren't pricing the entire roof? Get some more estimates. To repair one section of the roof should cost maybe up to $1000.00 depending on what part of the country you are in. I'm in GA and had my entire home reroofed for $3000.00. Took about 30 bundles of shingles. You could check the price of shingles at your local store then ask them what it might cost to have installed. Might cost a little more if they have to take the old roofing off. m