It would be valuable to understand whether the professional with the higher quote is using anything additional like rain gutters, tear off and disposal of the old roofing system, brand-new plywood over the roofing system deck, added warranty, and so on. Thus, if we deduct the $1,000 "additional" from the roof covering substitute part of the quote, we are left with about $9,850.00 to replace 16 to 18 squares of shingles with 30-year Malarkey architectural tiles on a single-story ranch. One sheet of plywood covers 32 square feet, so the contractor desires to charge you $144 per sheet of plywood that likely prices anywhere from $25 to $50 per sheet. The installation ought to not cost greater than $20-$25 per sheet to pin down, offered the dimension of the task. Ideally, you must negotiate something like the price of products, plus the setup cost of $20-$25 per sheet, or something along those lines. A part of the increase in your complete setup price for premium shingles must be shown and countered by a much longer labor warranty provided with the installation. One gave me a quote for of $12,250 for GAF HDZ building roof shingles, while the various other priced estimate $18,000 to mount OC Period shingles. Ft. or $500 to $700 per square to change an asphalt roof shingles roof on a typical single-family house up to two-stories high. Landmark Pro tiles are also somewhat a lot more long lasting and their shades are extra crisp, but general both products are more comparable than they are various. I have lived in the DC location for a long time and my current roofing system-- 2 years old-- is CertainTeed Highland Slate that I am extremely pleased with. 3 tabs use between the tabs-Offsetting to 7 inches rather of 6 will balance out areas to use for around 11 rows and expand the shingle life. The roof bids we got range from $10.000 (really did not state whether the work consists of plywood) to $22,000 to re-roof our small 910 square foot home and 230 square foot Garage in the North King County, Washington. Choosing asphalt roof shingles is also a practical route, particularly with a roof covering system from Certainteed known for the top quality of their tiles. If this is an asphalt shingles roof, after that you ought to change it with 30 year shingles, as it will certainly give much better defense from the wind uplift than the 3-tab roof shingles. I picture your roof covering had 3-tab shingles prior to the wind damages your home has actually suffered. I have a two-story steep pitch roofing with concrete roof shingles. I think rate gouging and would value finding out the difference and recognizing what is a reasonable rate for a roofing system such as mine. In each quote, we are talking about the very same work; tear off the old roof, change any kind of water damaged boards, if there are any kind of around the chimney location. Inevitably, it's the quality of setup which establishes longevity and long life of any kind of roofing. Your location influences the preferred choice for roof shingles and task prices. If we deduct, the expense of seamless gutters & downspouts ($6,500), plus zinc strips ($3,400), we are left with around $30,000 for the cost of a new roofing system consisting of ridge air vent. Based on the quote you shared, we have an ordinary expense of concerning $450 per square. As soon as the realty rates stabilize and potentially start decreasing, the demand and pricing for home solutions will certainly reduce too. It would certainly likewise be helpful to recognize whether the quotes include the removal and disposal of old roof shingles. GAF roof shingles treated with StainGuard and Owens Corning shingles with StreakGuard are popular choices in the PNW. Thus, if we subtract the $1,000 "extra" from the roof substitute part of the quote, we are left with about $9,850.00 to change 16 to 18 squares of roof shingles with 30-year Malarkey building shingles on a single-story ranch. One gave me a quote for of $12,250 for GAF HDZ architectural shingles, while the various other estimated $18,000 to set up OC Period tiles. Going with asphalt roof shingles is additionally a sensible path, especially with a roof system from Certainteed recognized for the top quality of their roof shingles. If this is an asphalt shingles roofing system, then you need to change it with 30 year roof shingles, as it will certainly offer better protection from the wind uplift than the 3-tab shingles. GAF roof shingles treated with StainGuard and Owens Corning shingles with StreakGuard are preferred choices in the PNW.