Is $26,000 to replace 2,300 sqft of roofing with a GAF Fortitude system a fair price?
Project Details
I'm in Massachusetts and looking at replacing our 2300 sqft roof because of some damage from improper ventilation. I can see a 2x2ft splotch of what looks like mold in one spot and a few other spots throughout. There are some dark spots around the chimney with some raised shingles on the outside. The garage has some moss and staining on the outside. When I bought the house a few years ago, the inspector said to expect to replace the roof in (probably) 4-8 years from today. The seller insulated the house heavily, so I'm not entirely shocked by the issues. I'm thinking we just bite the bullet and replace everything. I got some pressure from Power yesterday — the guy was here for like 4 hours longer than they told me to expect. He initially wanted $125k to replace the siding too, but I rejected that. I just can't shake the feeling that we're being taken advantage of. The whole "first day" thing just doesn't sit right. I did get him to knock a few thousand off, but I didn't even have a chance to get other quotes. I'm glad the 3-day cool down period was mentioned, as I wasn't confident that it was what I needed right now. I'm thinking that we are already at the leak stage if we're seeing mold/water damage inside. The ventilation system mentioned in the contract is a slit in the roof to allow for proper ventilation without requiring a fan.
Quote Details
This quote is for the replacement of the existing roofing system on a 2,300 sqft roof, including both asphalt shingles and low-slope areas. This is described as a "high end package" and is expected to take one day. GAF - Fortitude Inclusions: - Installation of asphalt shingles - Drip edge - Ice and watershield - Synthetic roof deck protection - Starter strip - Premium ridge cap shingles - Power Ventilation System (intake ventilation, ridge vent exhaust, bath and kitchen exhaust) - Necessary flashings where applicable - Removal of existing shingles - Clean up and haul away of all job-related debris Low-slope roofing system includes: - Installation of self-adhered base and cap sheets - Drip edge - Necessary flashing, where applicable - Removal of existing roofing material - New decking - Clean up and haul away of all job-related debris Additional Costs: - Any wood that must be replaced will be done at a cost to the homeowner of $4.34 per square foot.
You say...
Vote Distribution
These ratings are not endorsed by Quote Critic. They are submitted by other Quote Critic users like you.
More Details
Category
Roofing
Price
$26,000
Quote Date
June 4, 2025
Location
Massachusetts
Home Size
2,300 sq ft
Roof size
2,300 sqft
Roof material
Asphalt shingles
Tearoff included?
No
Comments
No comments yet
Sign in to share your thoughts and ask questions.
Similar Quotes
Home Addition and Remodel (Office & Patio)
This quote covers a comprehensive home addition and remodeling project, including an office and patio addition, along with various interior and exterior renovations. The project includes: **General & Planning:** - Engineered Plans: Provided by Top Homes Construction for exterior addition. - Architectural Drawings: In-house architect to draw 2D elevations and drawings (free of charge). - HOA Approval: Client to provide written approval if applicable. - Soil Compaction Test: Provided by Top Homes Construction if required. - Framing: All framing requirements put in place by architectural and engineered plans, completed by experienced framers. - Survey/Plot Plan: Client to provide for county submission. - Existing Home Builder Info: Client to provide for siding and roofing matching. - Site Cleanup: Daily cleanup included. - Costs Included: Material cost, labor, and permit. **Demolition:** - Front Steps & Pad: Removal of current front steps and pad. - Screen Room: Removal of front screen room. - Door Removal: Door leading to dining room removed for French door installation. - Window Removal: 2 windows from front of home, 1 window from laundry room. - Water Heater Removal. - Roof Removal: Small pad on front porch roof. **Foundation:** - New Block Foundation: 8x30 foundation built. - Slab: Compact filled and poured 4" slab for new front porch. - Roof Slope: Low slope roof from home corner to new addition for office room. - Office Space Extension: 10x10 extended office space (flush with new front patio). - Office Slab Addition: 100 sqft. - Front Patio Addition: 240 sqft. **Framing:** - Addition Framing: Follows architectural and engineering plans. - New Office Framing: 10x20 office (200 sqft), including all stud walls and baseplates. - Window Openings: Framing for 2 window openings (1 double window single hung front, 1 single-single hung window side). - Gable Roof: Framing to attach to existing roof. - French Door Entrance: Framing leading to dining area. - Ceiling Height: Estimated 8-10 feet. - Laundry Window: Removal and framing for siding replacement. - Porch Posts & Roof Structure: Framing for front porch and roof structure attaching to home. - Total Added Built Space: 440 sqft (200 heated living space, 240 patio space). **Windows:** - Stationary Fixed Window: Removed and new installed at front of house. - Double Vinyl Single Hung Window: Installed after removal of old single windows. - New Double Single Hung Window: Installed at front of office space. - New Single Single Hung Window: Installed on left side of office. - Window Rating: Vinyl DP-50 rated windows. **Exterior Finishes:** - Patio Posts: Hardie wrapped and painted posts. - Roof Shingles: To match existing home. - Soffit Ceiling: Vinyl soffit ceiling with vented soffit on overhangs. - Office Siding: Vinyl siding on exterior of addition. **French Doors:** - Client will provide door of choice. **Electrical & Split System:** - Electrical: Up to code for office space. - Split System: 1 installed to cool and heat office space separately from main home. - Office Lighting: 1 light with fan (client provides fan of choice). - Porch Lighting: 4 can lights. - Tankless Water Heater: Electrical up to code. **Flooring:** - LVP Allowance: Up to $2 per square foot for office space and laundry room. **Insulation:** - Installed where needed in laundry and office space. **Drywall & Paint:** - Drywall & Paint: Office space drywalled and painted. - Vinyl Removal: Vinyl removed in office space, new space drywalled, mudded, and painted. - Paint Color: Flat white paint included. - Hardie Posts: Painted white for patio. **Driveway:** - Area: Approx. 900 sqft, from street to addition and pathway to new front patio. - Material: 3000 PSI 4" concrete slab. - Inclusions: All prep, labor, and material. **Warranties:** - Split System: 10-year warranty for cooling and heating. - Workmanship: 1-year warranty. - Manufacturer Warranty: On windows, siding, and shingles (range from 15-year to lifetime).
Replace asphalt shingle roof
Proposal for a full roof replacement on a 2-story home. - Rip existing roofing down to the decking - Include 2 sheets of CDX plywood (additional sheets $90 each as needed) - Install GAF Weather Watch ice and water shield at all eaves and chimney per building code - Install GAF Weatherblocker starter strip shingles at all eaves and rakes - Replace all existing vent collars (total of 2) - Replace all existing flashing on roof, including counter flashing around chimney using 0.32 gauge aluminum - Install white drip edge around entire perimeter of roof - Use GAF Cobra exhaust ridge vent for ventilation - Use GAF ridge caps on all hips and ridges - Shingle using GAF Timberline HDZ shingles (color to be determined by customer) - Install GAF Liberty roll roofing on the rear lower pitch section - Cleanup all debris and run magnet on final cleanup Includes a 10-year workmanship warranty plus the GAF Systems Plus warranty.
Replace roof with Timberline shingles
This quote is for a roof replacement project, including the following items: - Inspection: Inspect wood sheathing - Flashing: Reflash all necessary and accessible areas - Shingle Installation: Install Timberline Shingles - Shingle Color: Charcoal - Underlayment: Install Weather Watch Ice and Water Shield on all eaves and in all valleys - Starter Shingles: Install Pro-Start Starter Shingles on all eaves and rakes - Ventilation: Install Cobra Snow Country Ridge Vent - Hip & Ridge Caps: Install Timbertex Seal-A-Ridge Hip & Ridge Caps - Hip & Ridge Cap Color: Matching Charcoal - Drip Edge Installation: Install Drip Edge on all Eaves/Rakes - Drip Edge Color: White - Cleanup: Remove all roofing debris and magnet sweep yard - Product Warranty: Lifetime (50 years)