What should a new roof and gutters cost? (Atlanta, Chamblee: rental, how much)

[robinlmorris]

Hi,
I have a rental property in Atlanta (Chamblee area). My property manager called me the other day (on my birthday of all days) to tell me that it needs a new roof and gutters. He says that he has a guy that has been doing roofs and gutters for him for over 20 years, and he gave an estimate of $5400 for the roof and $1100 for the gutters (he didn't give me details or the breakdown of materials or anything, but I assume this includes everything).

I believe him that it needs a new roof and gutters (they are really really old); however, the price it seems really high to me. My parents only paid $3200 for their roof a few years ago and their house is much bigger. The house is a standard Chamblee 1840 sq. ft. split level with a 2 car attached garage. The main problem is that I live 2500 miles away and cannot really get quotes myself. I can ask my manager to get other quotes, but he will probably charge me to get them, and I don't really know of any good roofing companies that I trust.

Can anyone tell me if this price is outrageous? What is a normal price for this kind of work from a licensed contractor?

Thanks for your help.

-Robin

[brook2ga]

Sounds a bit high but it's hard to know. The area of the roof (among other things), not the sq ft of the house determines the price. You can make the calls for estimates. It doesn't matter that you live a distance away. Do not assume anything and get it in writing. good luck!

[K'ledgeBldr]

In all reality- it would be impossible too say.
Not knowing the actual number of squares needed, the pitch of the roof, Number of valleys, how much lineal feet of hip.
I highly recommend a tear-off, and not a layover. That way the roof decking can be inspected for damage/rot- which can also add to the bottom line.
This could also be a good time to evaluate the attic ventilation. If it is in need of more the roofer can install the appropriate device(s).
I also strongly recommend the use of membrane for valleys and roof edges- especially if the gutters are prone to clogging because of trees.
As with any contractual type work, get at least 3 bids. Be sure you're comparing "Apples-to-Apples". In other-words, make sure it is a line item type of quote.

As far as the gutters- not knowing the lineal footage, number of downspouts, size, and material there's not way to even guesstimate!
You can DM me for a rec'.