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We have a 2800sf, 2-story with screen porch (bonus room over garage), I've budgeted 12k. That's more than safe right?
You didn't specify the roof pitch and that is a cost factor.
Based on my own good experience with Baker you will find that a top tier outfit (Baker Roofing, Tom Buzzard, etc.) will tear off your existing roof, replace all vent boots, replace any rotted sheathing, and hand-nail a premium architectural shingle for less than $12K.
You didn't specify the roof pitch and that is a cost factor.
Based on my own good experience with Baker you will find that a top tier outfit (Baker Roofing, Tom Buzzard, etc.) will tear off your existing roof, replace any rotted sheathing, and hand-nail a premium architectural shingle for less than $12K.
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Good point on pitch of the roof vs. cost.
Accessibility, too, can run it up.
Beware the excessively low quote! While we don't have all the info, 5k sounds on the low side, even for a simple roof. A few important rules: 1)Review quotes carefully to make sure they are apples to apples, 2)Never pay a roofer any money up front, 3)Make sure they have insurance---not that they say they have it but actually provide proof, 4)make them sign a lien wavier (available online) that states they have paid for materials and labor. I'd rather pay a little more for a quality company and job than risk disaster (of which I've seen many)!
You didn't specify the roof pitch and that is a cost factor.
Based on my own good experience with Baker you will find that a top tier outfit (Baker Roofing, Tom Buzzard, etc.) will tear off your existing roof, replace all vent boots, replace any rotted sheathing, and hand-nail a premium architectural shingle for less than $12K.
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would a 12 12 pitch make a roof replacement cost more, on the average ?
You didn't specify the roof pitch and that is a cost factor.
Based on my own good experience with Baker you will find that a top tier outfit (Baker Roofing, Tom Buzzard, etc.) will tear off your existing roof, replace all vent boots, replace any rotted sheathing, and hand-nail a premium architectural shingle for less than $12K.
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I know a guy who works for Baker, and told him that we were looking at getting our roof replaced. I described my house, and he said expect to pay $15,000+. Ours is a simple ranch with no dormers, etc. Large roof, but very simple, low pitch, etc.
Where up north? I based my 12k budget off MA prices.
Michigan. You can get a roof done for under $7,000 for a tear off and dimensional shingle by a reputable company (ranch with a garage).
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