Porch Roof Repair Quote

Investor · Chicago · Member since 2019 · 8 posts · 5 votes

Hi - I'm reaching out to gut check a quote I got for a porch roof repair. Below is all the info but ultimately it's $8600 which seems steep for a 5x15 ft porch roof. This is in Grand Rapids, MI. Any thoughts on the price vs scope of work would be greatly appreciated. TY!

Henok

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Bruce WoodruffPro Member

Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes

Maybe a little high, but not all that bad. Maybe get a couple of other quotes and see where they land?

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Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
1y
Maybe a little high, but not all that bad. Maybe get a couple of other quotes and see where they land?
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- JD MartinBusiness Member
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  Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
  1y
  Quote from @Bruce Woodruff:
  
  Maybe a little high, but not all that bad. Maybe get a couple of other quotes and see where they land?
  
  This is what I would do because where I am that's a crazy bid. In Grand Rapids, that might be going rate. In my area not including paint that's about a $5k job including materials. Also I question some of that quote how it's put together - it looks to me like they're not going to replace all the beadboard, but just the part that's ruined with aluminum soffit. Why would they be taking the railing down to fix the roof?
  
  PS: That's one hell of a hack job on that porch. OSB for an exterior porch floor?
  What you really need is someone to just come in there and redo this job the right way. Depending on how you tear the roof off you might save some of that beadboard and just mate it with new beadboard on the ceiling. Floor is a total redo. Railing looks like PT balusters, maybe salvageable. But I wouldn't come in and do the work on that roof looking at the rest of that porch - I'd give you a price on rehabbing the whole porch properly or I'd let you find some other hack to do it.
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Matthew Paul
Severna Park, MD · Member since 2013 · 7k+ posts · 7k+ votes
1y
Remember its spring , contractors are busy . There is no reason to bid a job low .
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Bruce WoodruffPro Member
Contractor/Investor/Consultant · San Diego / Phoenix · Member since 2021 · 12k+ posts · 15k+ votes
1y
+1 to @JD Martin and @Matthew Paul
If you were to call me or another qualty Contractor, this would be a complete tear-down and redo. It's easier, faster, cheaper in the long run. And the price would be much higher than $8600. But it would be done right and would last forever.....and look really cool.....
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Henok MisginaPro Member
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Investor · Chicago · Member since 2019 · 8 posts · 5 votes
1y
I really appreciate everyone thoughts. Thank you. And agree it is probably best to do a full tear down. But am trying to save some costs as it's a rental property. I'll figure it out but thanks again!
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Denette R.
Contractor · Los Angeles, CA · Member since 2025 · 21 posts · 8 votes
1y
Well one thing is he doesn't know how many rafters need replacement, there is wood rot for sure and they may all need to be replace but there's no telling for sure until they're exposed, also big red flag no mention of permitting this work??? The quote says to remove the railing but mentions nothing about reinstalling new railing which typically cost $50-120 per linear foot in CA, as well as lighting it says remove as set aside to be reused but mentions nothing about reinstalling it after aluminum is installed. (Which he can say you have to hire an electrician to do later) also there's no mention to what type of wood they're using to replace the rafters is it pine, cedar, pressure treated etc. (you need to know this)

The total cost typically ranges between $2,900 and $5,700 or more, depending on materials, design, and your location.
- Demolition and removal of the old roof may cost between $300 and $500, including disposal fees.
- - Plywood to re-deck Cost of materials: About $50–$70 per sheet (4x8 ft).
  - For a 75 sq ft roof, you’d need roughly 3 full sheets (plus some overage).
  - Total material cost: around $150–$200.
  - Installed cost (including labor): approximately $300–$500.
  - Roofing felt or
  - Synthetic underlayment or
  - Ice & water shield (less common for patios unless in cold/rainy climates)
  - Material cost: about $0.50 to $1.00 per sq ft
  - Installed cost: around $100–$200
- Rafter replacement will likely run about $15 to $25 per square foot, which puts you in the range of $1,125 to $1,875. This includes framing lumber and labor.
- Roofing installation (such as asphalt shingles, metal panels, or EPDM rubber) typically costs $8 to $15 per square foot, adding another $600 (Shingle) to $1,125 (EPDM) depending on the material.
- Guard rail replacement, assuming 5+15+5= 25 linear feet of railing, can cost between $1,250 and $3,000 depending on the material (wood is usually less expensive; metal, cable, or composite cost more).
If you’re using standard materials like pressure-treated wood and asphalt shingles, you’re likely to stay on the lower end of that range. If you opt for premium finishes like composite or metal, the price moves upward. Labor costs also vary significantly depending on your region.
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