Missing shingles, curling corners, heaven forbid, you have water coming through the ceiling like Multnomah Falls!
Every homeowner dreads the idea of having to replace their roof. The first question we know a homeowner want to know is, “What’s the roof going to cost me.”
After all, it’s not a very sexy purchase.
A new car or an exotic trip to a tropical destination seems like a better way to spend your money, but if you have an old, failing roof, buying a quality roof is an excellent long term investment. Keep reading to understand what all goes into a roof replacement quote and why you should not go by price alone.
So how much does a new roof in Oregon or Washington cost?
Your roof replacement cost depends on a few factors about your home. Size, location, and difficulty, along with the materials used, are included in calculating your quote.
Larger roofs are more costly to replace than smaller roofs. More materials and labor will be required to give you a new roof.
The roofers price their services by the square.
What’s a square?
One square equals 100 square feet.
For example, if your roof quote is for a 20 square roof, you have a 2,000 square foot roof.
Why don’t they say square feet then?
A lot of people will be involved in providing you a new roof. It’s easier for roofers, suppliers, and lenders to communicate with fewer errors by dropping off the extra 00s.
Next, the roofing company considers your home’s location.
Travel time and even how far away the landfill is from your home needs to figure into the quote. A good roofing replacement cost quote will include landfill disposal fees.
The more remote you are, expect to see an increase in the per square price.
Areas around the Pacific NW, like Portland, are more difficult locations to roof in than others.
Your roofer will also want to know if they can drop the old roof into a trailer directly from the rooftop, or will they have to do a ground drop?
A ground drop is necessary when the roofing company can’t get their trailer close to your property. They drop your old roofing material to the ground (onto a tarp), then pick it up and hand carry it to the dump trailer. This process is a lot more work, and the cost increases.
Another significant pricing factor is the pitch of your roof?
A steep roof is not only more challenging to work on but may require additional materials.
Finally, how much of your old roof is damaged.
Your roof is much more than shingles.
There are vents, underlayments, flashing, and sheeting.
If there’s been a leak, you may need a complete tear-off vs. a reroof.
If the leak has gone on for too long, there could even be rot in the truss system.
That’s why it’s crucial to have your roof inspected before receiving a quote. You don’t want any surprises that change the price midway through the process.
The type of roof
The type of material to be used dramatically affects your roof replacement cost quote.
The most common and economical residential roofing material is asphalt shingles.
Some companies like Owens Corning even provides a lifetime warranty on material and labor!
Other materials include metal, cedar shank, and tile or slate. These options can be double, if not triple, the cost of asphalt shingles.
Even with asphalt shingles, there are different degrees of quality and cost.
Keep in mind, when you go with a lower bid, priced with cheap materials, your cost will probably increase as you replace the roof more often.
What does the average price per square run in Oregon or Washington?
Knowing the options above, you can understand that the average price won’t tell you precisely what you would pay, but it would get you in the ballpark.
If you are having your roof replaced, you should expect to be in the neighborhood of $600 per square for a quality roofing system that comes with a lifetime warranty.
Special promotions or offers
Usually, your better roofing companies are in high demand and don’t offer discounts. They have built a business and reputation to stand the test of time. They also have specific margin requirements they need to meet to keep the lights on.
If you get a quote that’s too good to be true, it most likely is. You better investigate further as to the materials and quality of the craftsmanship. What you don’t want is someone cutting corners on your roof.