BiggerPockets

I just had a 9K quote on about 7 square. That was complete tear and re-shingle. Depending on the condition of the underlayment the cost could jump a bit. Up here we even have cedar shake sometimes from the orig build, which means plywood is needed over the whole thing! My contractor uses top quality underlayment & shingle. His job is also designed for the abrasive winter months, so there is a bit of a premium for that.

Hope it helps :D
Mark

To add to what Chris suggested, I highly recommend getting a subscription to Angie's list if you're looking for contractors. Usually you can call the top 3-4 ranked people for whatever you're looking for. If you happen to slip into the conversation that you found them on Angie's list, I've noticed the pricing seems to get much more competitive. They are much more motivated to do an excellent job when they have their reputation on the line.

If you're planning on doing it yourself....good luck!

Thanks for the input so far. I am not doing it myself, I am trying to gauge the cost per square so I can judge the estimates I am getting. they range from $3000 to put a new roof over the existing. ( that may not be to code if there are already 2 sets) and $6500 for a tear down replace any rotted plywood and replace .

Thanks Ryan, how many square were used? Mark's estimate is $1286 a square for a complete tare and re shingle. I know you are in very different areas but it will give me some insight.

I have not heard an answer yet! If you do not have a roofing contractor look to spend around $55 to $65 a square for a lay over and $85 to $95 a square for tear off and lay including the nails and felt ( No Decking ). I just bought 28squares open pack 30yr shingles from a discount roofing yard for $1800. Three tab would have been $1,000. I pay $35 a square for lay over and $55 for tear off and lay. I was out of $2,800 for whole job including the dump fee. My prices are cheap because of all the renovation work I do.

I know in my market $200/square is a pretty good estimate for a re-roof. If you price it out yourself, materials probably run about $100/square for architectural shingles, felt, ridge vents, etc. A 11000 sf ranch should be about 22 squares or around $4500.

About $35 a square. Roofing contractors margins are insane for a trade that requires very little training. One can be fully trainded after putting on their first 2 roofs. I don't pay much more for a tear off. Basically I figure in the cost of the dumpster and about a 1/2 day more labor. I always consider when paying a contractor had skilled the task is. The guys up on the roof are making around $12 a hour. With that in mind, paying huge charges for a Roofing Contractor doesn't make much sense. Also, consider a roof can be put on in 1 day. Is that really worth thousands?

Really $35 / square?? Shingles have jumped from $11 to $29 a bundle recently, it takes 3 bundles per sq, how does one do a roof for half the price of materials???

A square is 100 sg ft. it takes 3 bundles to do a square. and yes at least in freezing areas, you need ice and water shield and drip edge.

Price depends on the type of roof and the age of the building. We had a flat roof on an 83 year old building. The roof had been patched by my parents many times. Leaks inside the 2nd floor unit. Roofer put on a new roof and charged me $12,500, however when I had the roof checked a week afterwards, I found he put a new roof over old rotten boards and the moisture bumps were starting to show- he was to replace some of the boards as stated in the contract. Long story short, he would not redo the roof, so it cost me another $11,500 to have the new roof pulled up and replace the rotten wet boards underneath. I took him to Court. Lesson learned - make sure you know the condition of the board/planks replaced when doing a new roof and again depedning on age, replacee them. It will be cheaper in the long run.