Hi everybody! In this video we're going to talk about how much a roof
replacement costs.
So I'm Tracy Bookman owner of Homestead Roofing and here in Colorado it's not a
matter of if you're gonna need to replace your roof it's a matter of when
you're gonna need to replace your roof because the weather here is pretty
severe and on average people here in the front range area you have to replace the
roofs about once every 7 years. So the one big consideration that you've got to
make right up front is, is your insurance company going to be a part of the re-roof
project and payment for the re-roof project because the sad reality is
there's how much a roof really costs and there's how much an insurance company
thinks a roof should cost.
Now in this video we're going to talk about what the average roof is going to
cost and by average what I mean is just a simple roof it could be a two-story
most likely one-story but it doesn't have a lot of facets on
it not a lot of features and in size it's usually somewhere between two
thousand square feet and probably 2,400 square feet that's pretty much an
average sized roof here in Colorado Springs. Putting a new roof on your house
is kind of like buying a car so when you go to the dealership to buy a car
they're always gonna ask you what kind of options that you want on it well a
roof is kind of like that although it's not really options that you're looking
at there are a lot of other factors that control the cost of your roof so if
someone were to just simply ask me hey how much does it cost to put a new roof
on and the answer to that is really just two words it depends. But if your
insurance is going to be part of the re-roof project then the only costs
that you need to consider are going to be number one your deductible by law it
is the homeowner's responsibility to pay his deductible here in Colorado number two
any upgrades that you want to do so if you want to put on fancier shingles or
upgrade the underlayment or anything like that that's a cost that you would
have to bear your insurance company is going to pay for that and then any
homeowner maintenance issues for example like if the decking underneath the
shingles is rotted and some boards need to be replaced that's gonna have to be
part of the homeowners responsibility to pay not your insurance company's. Now
whether you are paying for your roof out of pocket or whether your insurance
company is paying for it here are some things that will affect the cost of the
re-roof project and it's going to make that go either higher or lower kind of
depending on your individual home first of all is, what is the elevation of your
home? So here in the Colorado Springs area in El Paso County if your home is
7,000 feet or over in elevation then code requires that you put a product
called ice and water shield at all of your eaves and your eaves are
where your gutters normally are. Now ice and water shield is really kind of an
expensive product and so that has a big effect on the total cost of a re-roof. If
you happen to live in Elbert County where we work also Elbert County
requires ice and water shield on every home regardless of the elevation and if
you live in Taylor County, Taylor County requires ice and water shield at all the
eaves and also in the valleys but the amount of ice and water shield that they
require is twice as much. Another thing that affects the cost of your new roof
is is your roof more than one story and or is it steep. So if your roof has an
eve which is over 17 feet from the ground that's considered a second story
and it's high roof charges apply to that because the labor is more expensive on a
high roof and your insurance company knows that and usually they'll put that
in their claim but if your roofing contractor is building an estimate he is
going to include high roof charges if there's any eaves that are higher than
17 feet also if your roof is steep that increases the labor charges as well and
by steep what we mean is a pitch that's greater than 6 over 12 so the higher
your roof is and the steeper your roof is that's going to increase the cost.
Another thing that affects the price of the roof is is your roof a simple roof
or is it complex. So a roof like this one is fairly complex and it increases the
amount of labor. It takes them longer to install the roof on it
lots of cuts that need to be made that ordinarily aren't going to be made but
the other thing that affects the price of a re-roof on a very complex roof
like this one is the fact that there's a lot of valleys and we have to buy valley
material for that and there are a lot of ridges and hips and those products cost
more than regular shingles so if your roof is a simple one
the cost could go down from the average if your roof is a complex one the cost
is probably going to go up from average. This next one probably seems fairly
obvious but is your roof huge or is it tiny so even if your roof isn't complex
but it's very very large then of course that's going to increase the cost from
the average roof and conversely if your roof is really tiny then that's going to
decrease the cost from the average roof and like I said an average roof is
probably anywhere between 2,000 square feet and 2,400 square feet
however don't confuse the square footage of your house with the square footage of
your roof. One other thing that will have a pretty dramatic effect on the price of
a re-roof is homeowner maintenance things like a new roof deck so the roof
deck is the wood on top of your rafters or on top of your trusses that the
underlayment and the shingles gets nailed to so if after your roofer tears
off all the roofing materials and finds out that you've got rotted wood in there
because of water intrusion or maybe some of the wood is just too thin and it's
gotten cracked or broken because of people walking on it then those boards
are going to have to be replaced now if you live in an older home and you don't
have solid decking but you have slap decking which has gaps in between each
boards because they're using like 1 by sixes or 1 by eighths or 1 by tens
that's got to be entirely re-decked so the whole house would need to have a new
roof deck put on it and usually we're just using 7/16 OSB that's normally what
gets used to put on a new deck on a house. Now if your insurance company is
paying for the re-roof that's something that they may cover as part of the cost
of your claim but that's something that you're going to have to ask your
insurance company about before you proceed with the re-roof because every
insurance company has different policies about whether or not they're going to
pay for that kind of thing. Installing a new roof deck on a whole house is very
expense and it has a dramatic effect on the cost
of the re-roof. So one other major thing that there is that affects the cost of
the re-roof project is how accessible is your house.
When materials are delivered ordinarily the the shingle supplier will put those
up on your roof and they do that either with a conveyor or with a boom arm and
just from the truck parked in the street or parked close to your driveway they'll
just bring those right up on top of the roof. If they can't do that because of
access problems then they have to put all that material on the ground by the
house then our guys have to hand load that one bundle at a time that increases
the labour charge similarly if our crew can't get their dump trailer close to
your house so that way they can just throw the materials off of the roof into
the dump trailer then they have to throw all of the waste material onto the
ground and hand carry that to their dump trailer whether that's parked in your
driveway or parked in the street so again that takes a lot longer to do all
that stuff and so the labor costs go up sometimes fairly dramatically depending
on how large your roof is. Another thing to consider that's not necessary but
some people want to do that is whether or not they want to make any upgrades to
their roof so for instance if they want to put ice and water shield on the roof
even if it's not required upgrade from just a standard felt paper to a
synthetic underlayment or moving to an upgraded shingle for instance if
somebody has a standard laminate shingle but they want to put on an impact
resistant shingles then of course that's going to raise the price as well and remember upgrades
aren't something that your insurance company is ever gonna pay for that's
always going to be an out-of-pocket expense for you as the homeowner. Now
here's a super important thing for you to take into consideration of course you
should be talking to multiple roofing contractors but don't make your decision
based on the price. For one reason if your insurance company is paying for the
re-roof then your insurance company pays the cost of the re-roof and your
cost is the deductable. So almost regardless of where your
roofing contractors prices coming in your out-of-pocket expense is still only
your deductible. So you definitely don't want to make your decision based on
price if your insurance company is involved but if your insurance company
isn't involved then you still don't really want to make your decision based
on price alone because if you get three estimates from three different roofing
contractors the question you want to ask yourself is are you educated enough
about the roofing process, roofing materials, and labor costs to know if
those three estimates are really apples to apples. So what I would really
recommend that you do is educate yourself about the process make sure
that you understand everything and if there are differences in those estimates
ask the roofing contractors about it choose the one that you feel most
comfortable with the one that you trust the most the one that you think has the
most credibility and then ask him why there's such a difference between the
different estimates especially if there's a big price difference then
something's not quite right. Now the point of this video wasn't just to talk
about all the different things that could raise or lower the cost of a roof
the point of this video was to actually tell you what an average roof is going
to cost so let's talk about the different areas of Colorado Springs just
really quick we've broken it out into three different areas of Colorado
Springs and then two areas outside of Colorado Springs. So if your house is in
the central part or the south part or the east part of Colorado Springs you
can realistically expect that an average cost to replace your roof is going to be
between $8,000 and probably about $9,500, $9,600. If you
happen to live on the southwest or the west side of town then the cost is going
to be a little bit higher because a lot of those houses are bigger more
expensive and in certain areas a lot of those houses are a lot older and so you
may run into issues with having to reject the house an average cost to redo
a roof in that part of town starts probably around $10,000 and could go up
to as high as even $15,000 and again some of that
is due to the more expensive homes in that area and some of those have
upgraded roofs already. If you happen to live in the north part of town Briar
Gate area, Gleneagle, those kind of areas then the price there is going to be
about $9,000 to about $12,000 as you go
further north you get into the areas like Flying Horse, Kings Deer, Monument
the price there is going to go up even a little bit more probably be more
equivalent to the prices that you would expect down in the southwest part of
town. So that's the bottom line on how much a roof replacement costs and that's
specific you to the Colorado Springs area it's going to be different in other
parts of the country different especially up in Denver but if you have
specific questions or you'd like us to come out and check out your roof and
give you an estimate then just give us a call right up here at our office phone
number 719.433.6991 you can also visit our
website and that's right down here at homesteadroofingcolorado.com. We've
got a ton of information out there lots of educational videos and articles if
you like this video and it's been helpful for you we'd love to hear about
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until our next video I'm Tracy Bookman owner of Homestead Roofing.