Sounds to me like the guy is trying to rake in the coals, 10g for 23 square? I wish i could charge that much. That = to 434 per square for mostly a 1 layer t/o
Roofing in central MI
OK, know I may be stepping into the abyss with this one, but I have a relative in central MI who is looking to get a roof done. He wants to know if the pricing he is getting is in line with the area. I am not a roofer, but know the mechanics that go into roofing and can advise him on that, just not pricing.
Be gentle.
He has looked at one company (I told him to get other estimates) and has now asked me if his estimate sounds right. Of course I told him the whole overhead differences line but I wanted to see if what he was told is close or way off. My initial thought is the # is probably good.
The company he looked at is bonded, insured and licensed. Also states they will pull any necessary permits, all good things, which I told him to look for.
The place is in Mt Pleasant. Its a single family 1 3/4 story, some hips and valleys, nothing crazy or complicated
Here is what he was quoted:
23 square total
1 layer tear off (about 4 sq 3 layer tear off)
Titanium underlayment
30 yr 3 tab or dimensional shingle (didn't say which mfr.)
6' ice and water
New stack flashing boots, new chimney flashing (average size, furnace), drip edge and gutters.
1 sq allowance for sheathing replacement
Ridge vent
(Here is the part I had to read twice....)
30 year GUARANTEE on materials and labor
Yearly inspection for the guarantee period (30 yr)
Total price $10,000
The strange thing to me was that he was also offered no tearoff (except the 3 layer, that will be removed regardless), no Titanium, no ice and water for $5K less. :blink: Maybe I'm cluleless.
I know, I know price varies by overhead. I'm not looking for pricing, just want to know a roof like this isn't more like $5K to $7K.
And before anyone else says it TREE-FIDDY!
There, I was first :laughing:
Be gentle.
He has looked at one company (I told him to get other estimates) and has now asked me if his estimate sounds right. Of course I told him the whole overhead differences line but I wanted to see if what he was told is close or way off. My initial thought is the # is probably good.
The company he looked at is bonded, insured and licensed. Also states they will pull any necessary permits, all good things, which I told him to look for.
The place is in Mt Pleasant. Its a single family 1 3/4 story, some hips and valleys, nothing crazy or complicated
Here is what he was quoted:
23 square total
1 layer tear off (about 4 sq 3 layer tear off)
Titanium underlayment
30 yr 3 tab or dimensional shingle (didn't say which mfr.)
6' ice and water
New stack flashing boots, new chimney flashing (average size, furnace), drip edge and gutters.
1 sq allowance for sheathing replacement
Ridge vent
(Here is the part I had to read twice....)
30 year GUARANTEE on materials and labor
Yearly inspection for the guarantee period (30 yr)
Total price $10,000
The strange thing to me was that he was also offered no tearoff (except the 3 layer, that will be removed regardless), no Titanium, no ice and water for $5K less. :blink: Maybe I'm cluleless.
I know, I know price varies by overhead. I'm not looking for pricing, just want to know a roof like this isn't more like $5K to $7K.
And before anyone else says it TREE-FIDDY!
There, I was first :laughing:
1 - 20 of 29 Posts
That was in the back of my mind. I've seen the roof. Doesn't look that complicated.
That's why I'm looking for some opinions from guys in MI, maybe even PM someone from there this guys info to see what shakes out on his rep.
My brother in law says he seems legit, been in the community alot of years.
Hopefully someone from MI can enlighten me.
That's why I'm looking for some opinions from guys in MI, maybe even PM someone from there this guys info to see what shakes out on his rep.
My brother in law says he seems legit, been in the community alot of years.
Hopefully someone from MI can enlighten me.
Anyone offering a 30 year warranty on labor is questionable and than he offers it on materials also?
Manufacturers do 100's of millions in gross sales a year and do not offer that type of warranty.
A lot of businesses come up with sales gimmics, honest attentions or not unless the guy has already been in business 31 years or more than the 30 year warranty is nothing but words on a piece of paper.
Remember, 8 out of 10 businesses operating today will not be around in 5 years.
Ask him how much if you just get a 5 year warranty.
Manufacturers do 100's of millions in gross sales a year and do not offer that type of warranty.
A lot of businesses come up with sales gimmics, honest attentions or not unless the guy has already been in business 31 years or more than the 30 year warranty is nothing but words on a piece of paper.
Remember, 8 out of 10 businesses operating today will not be around in 5 years.
Ask him how much if you just get a 5 year warranty.
Good point Slyfox. The BIL says this guy has been in business since the 70's.
He's been advised to get other quotes.
Maybe he'll smarten up and take my advice :whistling
He's been advised to get other quotes.
Maybe he'll smarten up and take my advice :whistling
sounds like a good deal to me.
Yea its $434/sq but hes getting titanium underlay, and it says GUTTERS and 6' of ice and water, and replacing all flashings thats more than most roofers offer
Yea its $434/sq but hes getting titanium underlay, and it says GUTTERS and 6' of ice and water, and replacing all flashings thats more than most roofers offer
That's what I initially thought. I am not familiar with it but that stuff looks expensive The BIL says this guy claims it's not a whole lot more than felt.sounds like a good deal to me.
Yea its $434/sq but hes getting titanium underlay, and it says GUTTERS and 6' of ice and water, and replacing all flashings thats more than most roofers offer
I hate getting involved in this kind of chit with relatives.
the fact that he is using it, and 6' of ice and water, and knows enough to include gutters and 100sqft of plywood kinda makes him stand out as someone that would be a the top of my listThat's what I initially thought. I am not familiar with it but that stuff looks expensive The BIL says this guy claims it's not a whole lot more than felt.
I hate getting involved in this kind of chit with relatives.
I dont think the price is out of line. The ones you got look out for will try to charge double that. Then they will knock off 5k for "tonight and tonight only" deal. Then when you dont sign they will try to insult you. Then their sales manager will call back in a couple of days and tell you that they are having problems with that estimator and they would like another shot.
You guy sounds legit. Maybe not the cheapest, but prolly legit.
You guy sounds legit. Maybe not the cheapest, but prolly legit.
I'm in western Michigan, and that is way over priced.
No one who is not a con artist, offers a 30 labor/material guarantee, I've never even heard of the con's offering this because it's so obvious.
Did he get different estimates? 10k is at least 3k too high depending on the roof. A 23 square roof is a 2 day job with a 3 or 4 man crew.
No one who is not a con artist, offers a 30 labor/material guarantee, I've never even heard of the con's offering this because it's so obvious.
Did he get different estimates? 10k is at least 3k too high depending on the roof. A 23 square roof is a 2 day job with a 3 or 4 man crew.
I would charge that much, and I'm no con artist. I wouldn't give a 30/30 warranty like that, but he says he will inspect the roof every year for 30 yrs. Thats really a good marketing strategy.
You might can do it for 3k cheaper, but you might also operate out of your kitchen. You might work for a wage. You might pay guys under the table. May not offer employees any benefits. What ever the case may be. Real companies have real costs and must charge accordingly to make a profit.
You might can do it for 3k cheaper, but you might also operate out of your kitchen. You might work for a wage. You might pay guys under the table. May not offer employees any benefits. What ever the case may be. Real companies have real costs and must charge accordingly to make a profit.
I agree.I would charge that much, and I'm no con artist. I wouldn't give a 30/30 warranty like that, but he says he will inspect the roof every year for 30 yrs. Thats really a good marketing strategy.
You might can do it for 3k cheaper, but you might also operate out of your kitchen. You might work for a wage. You might pay guys under the table. May not offer employees any benefits. What ever the case may be. Real companies have real costs and must charge accordingly to make a profit.
That was the point I was trying to make to him. I suggested he get different quotes to see if this guy is in line. Hopefully he'll take my advice.
If the guy is no BS, then this does sound like a decent price for the stuff he's getting. The BIL said he sounded like he was very knowledgeable about his trade AND spent 2 hours measuring the job.
We'll see, thanks for the opinions.
I'm in western Michigan, and that is way over priced.
No one who is not a con artist, offers a 30 labor/material guarantee, I've never even heard of the con's offering this because it's so obvious.
Did he get different estimates? 10k is at least 3k too high depending on the roof. A 23 square roof is a 2 day job with a 3 or 4 man crew.
No, he hasn't gotten any other quotes that I know of even though I suggested it several times. It'll be his loss if he doesn't.
The roof isn't anything complex. Couple of hips, detatched garage, all with 1 layer and a flat section with 3 layers. It's only a story and a half at the eaves. 2 days is what I figured it would take.
The 30 year thing threw me off too. Otherwise, he's getting a bunch of stuff in that price.
I would charge that much, and I'm no con artist. I wouldn't give a 30/30 warranty like that, but he says he will inspect the roof every year for 30 yrs. Thats really a good marketing strategy.
You might can do it for 3k cheaper, but you might also operate out of your kitchen. You might work for a wage. You might pay guys under the table. May not offer employees any benefits. What ever the case may be. Real companies have real costs and must charge accordingly to make a profit.
I think you need to rethink what you wrote. He is not in VA., he is in MI, where the unemployment rate most likely has kept pricing down.
I would also think it is not that bad, BUT, I live in NY not MI!:thumbup:
I think you need to rethink what you wrote. He is not in VA., he is in MI, where the unemployment rate most likely has kept pricing down.
I would also think it is not that bad, BUT, I live in NY not MI!:thumbup:
Aint nothing to think about Framer. Your costs is your costs. The damn unemployment rate aint got nuttin to do wit it.
Everybody around here is dirt cheap. The "going rate" on that job here is under 5k. You might get a good job at that price. Then again, you might not. You might not know how bad of a job you got 5 yrs later when that guys gone out of business.
You are correct. Your costs are your costs. You missed the point. The costs in MI may be nowhere near the costs in VA. I again would not complain where I am. But costs and competition do drive prices.Aint nothing to think about Framer. Your costs is your costs. The damn unemployment rate aint got nuttin to do wit it.
Everybody around here is dirt cheap. The "going rate" on that job here is under 5k. You might get a good job at that price. Then again, you might not. You might not know how bad of a job you got 5 yrs later when that guys gone out of business.
You are correct. Your costs are your costs. You missed the point. The costs in MI may be nowhere near the costs in VA. I again would not complain where I am. But costs and competition do drive prices.
Thats what I'm saying, your costa drive your price. If I let the competition drive my price, they drive me to the poorhouse.
I live in Grand Rapids and unless that roof is a 10 pitch or more with a shake tearoff, it should be around 7000-7500, and that's higher end fair market pricing in Michigan. I'd never use a roofer that offered no Ice&water in Michigan. State code is 4' past heated space and valleys.
I would charge that much, and I'm no con artist. I wouldn't give a 30/30 warranty like that, but he says he will inspect the roof every year for 30 yrs. Thats really a good marketing strategy.
You might can do it for 3k cheaper, but you might also operate out of your kitchen. You might work for a wage. You might pay guys under the table. May not offer employees any benefits. What ever the case may be. Real companies have real costs and must charge accordingly to make a profit.
The price is not what would make me assume the guy is fishy/con'ing customers, it's the 30 year labor/material guarantee. Maybe it depreciates in some fine print, but I just prefer to be more upfront about it.
Bigger companies, do have bigger expenses, and generally they are not the preferred company to get a 23 square job. they are equipped to do larger jobs, or a larger quantity of jobs or travel further for jobs.
There is no reason you can't find a qualified company to replace a 23 square simple roof for under 8k. I compete against large companies with multiple locations that are still bidding work just over $200 a square.
I believe doug is getting around 359-450 for 1 layer and he is from MI.
1 - 20 of 29 Posts
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