Pricing Options Designed for Your peace of mind

Many factors go into determining the cost of a new roof.

Roof pitch is a major cost factor. The steeper the slope the harder it will be for workers to move around the work site safely. 75 % of the effort is staying safe. Traveling around the roof and getting materials move around is complicated business. In many cases tear off is either carried or sent to the ground where it will be double handled with teams on the ground packing loads to a dump trailer. Moving new material around the roof and keeping it secure takes a lot of effort as does installing and removing toe boards is an added task that must be done in order to keep workers installing. We typically reduce the amount the crew can do from 1000 square feet on a lower pitch roof down to 600 square feet per day if the pitch is greater than 7:12. Depending on the businesses crew size and labor rates for each employee this drop in production rate per day could add 3 days to a job that is 2700 square feet. This could easily mean adding $1500-2500 to labor costs alone.

Skip Sheeting is another cost factor that must be factored. Skip sheeting is 4" boards with spaces between them and are typically installed on roofs that have wood shakes and shingles. They are not solid substrates like OSB and Plywood. If a shake roof is being removed and replaced with a composition roof than a solid substrate is required. The added cost of OSB and the installation can easily increase the total cost. The cost will very depending on the cost of OSB at the time and each company will factor their labor costs. For our 27 square example the cost of OSB at around $18 per sheet could add $1500 in material costs alone. Depending on the slope of the roof the cost to install can easily come in around $2500-3000 for our 2700 square project.

Ground Logistics is another major cost factor that must be considered. If the house has clutter or plants that limit access then it means that workers may need to spend more time and effort trying to clean those areas. Narrow pathways, and congested areas may also limit traffic from the back yard to the front and make it difficult to transport tear off that had to go to the ground in order to move the project forwards. Animal waste in the work areas may also present a sanitation issue for workers who must lay tarps down or traverse in those areas. Animal waste can be stepped in and tracked up ladders and can often result in slips on the roof. Many projects that have poor logistics conditions see their re-roof costs increase due to access issues. Cars, RV's or boats that can't be moved in driveways may require tools or dump trailers to be positioned further away from the work areas and require workers to travel further adding extra costs. Providing good access around your home or property is the best way you can bring costs down for your self.

Cut up roof with a lot of details such as walls, valleys, hips and dormers means the installers will be starting in an area and ending soon after, especially between sets of dormers. Instead of starting and being able to install in a large open area where they can install bundle after bundle high detail areas means they are installing a few bundles before they are stuck doing more detail. On an open roof with few details, "Stops and goes" installers can install upwards around 1000-1500 squares per day tear off and put back. This production rate can drastically fall to 600 square feet per day even on a lower slope roof. Adding a greater slope to the equation can further lower production down to 400 square feet per day.

Roof System is another factor. Tile installs much slower than shingles and metal can remove the need for adding a solid substrate but the details may take more time. Metal costs are different then asphalt shingles, and tile may cost even more due to the complication of install and expensive components. Flat roof systems are very expensive and require skill and more training then asphalt shingles.

Multiple Roof Layers must be included in labor costs. Code does not allow roofers to install over 2 roof layers. It isn't a good practice to roof over a single roof layer either and most pro's would highly recommend removing all pre existing roof layers so that the new install will be done properly. Roofing over existing layers negates the effect of  products such as ice guard. Each layer that must be removed is more time and more in dump fee's. To keep future cost's low, always have your roof stripped to the substrate so that you're not paying down the road for extra labor. 

For a typical re-roof in Yakima, WA and surrounding areas. Asphalt shingles with good access and a roof pitch around 6:12 you can typically expect to pay around $3.80-4.25 per square foot. You cannot simply use your buildings foot print to determine the size of your roof. The roof has several factors that add to it's size such as the pitch factor. The roof is not a level plain from the eave straight over to the ridge. On a 4:12 pitch the roof rises 4 inches for every 1 foot of travel up the roof. If on a set of plans you measured 20' you would have not included the rise. We would need to multiply 20' by the 4:12 pitch factor of 1.0541 to get the total length of the gable run and would find that the run is 21' in length. Roof overhangs extend beyond the footprint of the main house and are added areas that need to be factored. This is why it's best practice to measure the roof area by measuring the actual roof. The tape that is laid out on the plains of the roof will automatically factor in roof pitch and account for all overhangs.

Serving Central Washington

Request a quote today – call our team at 509-907-7206.