Is $4,500 to replace roof on 850 sqft house a fair price?

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).

This quote is for a complete roof replacement, including tear-off, decking replacement, and installation of new shingles and components. The roof area is approximately 1395 sq ft, including a small flat section. - Roofing Level: Comfort Pledge - Siding Type: Metal Siding - Roofing Warranty: GAF Golden Pledge Warranty (50-year non-prorated) - Shingle Type: Timberline UHDZ Shingles - Shingle Color: Charcoal (UHDZ or HDZ) - Deck Protection: Felt Buster Deck Protection - Ice & Water Leak Barrier: StormGuard Leak Barrier - Ridge Cap: Seal-a-Ridge Caps - Ridge Vent: Cobra Snow Country Ridge Vent - Starter Strip: ProStart Starter Strip - Drip Edge: 2" White drip edge included - Low Slope Area (2/12 pitch): Liberty low slope material in Black shingle color - Plumbing Vent Boot: Included if necessary - Ridgeline Work: Install Cobra Snow Country at ridge line and finish with ridge caps - Rakes Work: Install non-corroding metal drip edge at rakes to enclose roof system - Eaves Work: Install non-corroding metal drip edge and leak barrier at eaves along with starter strips - Flashing: Install leak barrier and flashing at locations where tie-in is necessary - Step Flashing: Install leak barrier and step flashing at locations where tie-in is necessary - Tear Off & Disposal: One layer tear-off included for pitches up to 8/12 - Additional Tear Off: Required for pitches over 8/12 - Roof Repair/Re-Decking: 1/2" CDX Plywood (16 squares required)

This quote is for replacing a 13 square (1300 sqft) roof, which currently has double-layered shingles. The price includes a 5% cash discount. The work involves: - Permits: Included - Debris Removal: Hauling away all old roofing materials, including double-layered shingles - Plywood Replacement: Replacing approximately 6 squares (600 sqft) of rotted plywood - Fascia and Gutters: Replacement around the area where the leak originated - Ice and Water Shield: Application 6 ft along all eaves, 3 ft in valleys, and 18-24 inches around all penetrations, skylights, walls, or chimneys - Deck Tape: Applied over all plywood seams - Starter Shingles: Installed along all roof edges - Shingle Fastening: Shingles to be secured with ring-shank nails - Shingle Type: IKO Dynasty shingles - Roof Warranty: 50-year warranty on the roof - Shingle Granule Warranty: 15-year warranty on the copper/anti-moss granules in the shingle