Is $13,000 to replace existing roof with new shingles and sheathing a fair price?
Project Details
My house has a vaulted roof/ceiling in the top floor. Occasionally, about 1-2 times per year, water leaks through one of the rafters during high winds and heavy rain. The existing decking is boards with gaps, and some shingle nails miss the boards, causing shingles to lift. Some contractors refuse to install shingles without new sheathing. I am confused about the insulation; soffits aren’t currently vented but that is getting done in a few months. All I know is it gets hot in the summer and cold in the winter, and I am looking for proper solutions for the insulation. Currently, there is no insulation along the knee wall/interior wall, only some in the rafters. I don’t see any kind of air gap between the insulation and highly doubt there is any ridge vent. There are two vents at either end of the room below the peak of the ceiling. Addressing the insulation is next on the list, but I want to get the roof done first. I haven’t touched the insulation since buying the house and am not sure what’s going on. I am open to suggestions and trying to avoid ripping out the ceiling to replace the insulation. I am also wondering if I can add spray foam insulation in the gap created by strapping if I go with the steel roof option, and if there are any concerns for the eaves due to the added thickness.
Quote Details
This option involves a complete roof replacement, including: - Remove existing shingles - Replace existing board decking with new sheathing - Install new shingles
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More Details
Category
Roofing
Price
$13,000
Quote Date
November 27, 2025
Year Built
1950
Roof material
Asphalt shingles
Tearoff included?
No
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