Is $10,900 to replace asphalt shingle roof a fair price?
Project Details
I own and live in a 2-story home that is approximately 2500 square feet. I bought the house in 2019. The previous owners lived here for about 12 years and said they never touched the roof. I checked for permits before buying, but found nothing on file. My best estimate in 2019 was that the roof was about 15-20 years old. After another 6 years, I developed a small leak at a flashing point above my 2nd floor bathroom, so I figured now would be a good time to consider roof replacement. I called three roofers who were recommended locally. One gave a verbal estimate of $12,000, which I didn't trust. The other two gave written estimates that were pretty close in price, around $10,900 and $11,000. I found one roofer more friendly than the other. I don't know anything about roofing. I'm less concerned about the cost and more about whether the proposal seems adequate for the price and if the materials are considered above average quality. I'm wondering if the provided proposal seems adequate for the cost and if the materials are considered above average quality.
Quote Details
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.
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More Details
Category
Roofing
Price
$10,900
Quote Date
May 17, 2025
Home Size
2,500 sq ft
Roof material
Asphalt shingles
Tearoff included?
No
Warranty period
10 years
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