Cost To Replace A Roof And How To Save Thousands!

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I needed to replace an asphalt shingle roof on a detached garage after finding several leaks during the last storm. I will show you the exact cost breakdown of this project comparing DIY, Hybrid, and Professional Installations. You should be able to apply my exact costs to your own home, garage, or shed roof to better plan for your project and decide if you will take this on DIY or hire a Pro.
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[@kenc2257]

I'm an old guy, and our roof has a really steep pitch (the garage is attached to the house--it's pitch is less steep). I'd hire it out. [your project seemed to go really well, even with the plywood removal/replacement]

[@slydog7131]

Nice video, thanks! Just a few observations: Ice & Water shield is usually self-adhesive and doesn't require cap nails. Depending on local codes and manufacturers recommendations, drip edges on the rake edge go over the underlayment, not under as you did. What would I do? I think full DIY, and I'd use my pickup to haul the old roofing to the dump, in multiple trips of course, which would have made my costs an even $2000. But, instead of OSB I would have gone with 1/2-inch exterior plywood so I would never have to redo those deck pieces again. That would have added ~$120 more than the OSB. I would also have used hot-dipped galvanized nails, so another $100 extra there. Since you went with synthetic underlayment, which is a vapor barrier, extra ventilation would be needed, so maybe another $200 or so for intake and exit vents. So that brings my cost to ~$2400, and the extra time of course. Not saying that anything you did was incorrect, just a different choice. It seems that some, perhaps many, roofing contractors add a markup for the materials, so a full pro could have been more.

[@LVQ-so5th]

I have a TPO "flat roof." Last year I had a leak and got 6 quotes (not counting those who never showed-up or who failed to follow-up). The quotes for the work ranged from $1,000 to $40,000; even though the problem was described exactly the same way to each contractor. In hindsight I can also add that all but one of the contractors diagnosed the problem incorrectly. I did my homework and watched manufacturer training videos and read the installation instructions for the products being used. I can tell you that there were MANY violations of manufacturer instructions and best practices that would have gone unchecked had I not been observing the work. The other lesson I learned was that many of the "pros" were novices and quite inexperienced. Sadly, I've concluded that many roofers are dishonest. Most clients won't know what is going on up on the roof and are easy to take advantage of. If they think you are wealthy, they're even more likely to gouge you. So always do your homework and get multiple quotes for any job.

[@jeffdean4880]

Is a hybrid still secure the warranty?

[@readyplayer2]

Another piece of gear I’d highly recommend for any roofing job is a powerful magnet tool for picking up stray nails; one on wheels with a handle that you hold to push it is especially handy. A typical roof has many hundreds of nails and they end up everywhere as you tear the old roof off.

[@horizonzeromom]

Agreed, one of those stray nails got under my lawn mower after my neighbor had his roof replaced and it tore through the oil pan and leaked everywhere

[@billrehm3590]

No nail is tearing through an oil pan.

[@horizonzeromom]

@@billrehm3590 it was metal, round and flat - it's literally called a "metal round cap roofing nail" and there was oil coming from the bottom of the lawn mower. It wasn't from the nail tip but the round part slicing into the plastic pan from the speed of the mower propelling it. It was my fault for not going around the sides of my house looking for them before mowing

[@journeyps4redcloakfastflys680]

Do you have to remove the old roof? Why not just put on the new roof over the old and double roofed

[@roberthughes2665]

Built my own house and have done my own. The last roof on my house I had a neighbor help. He owns a roofing company and got a couple of his workers to help with a part of it. What a blessing.

[@demontekdigital1704]

Also one thing to consider is there are a lot of companies that will absolutely not allow the homeowner to get involved in their work. It's mainly due to insurance because if you screwed up somewhere, and the work failed, they could be held responsible for future repairs. Not to mention possible injury while working. Lastly, sometimes they just don't want a DIY'er getting in their way, and potentially slowing down production. I mention this because I offered to help my plumber, and those were his answers as to why he preferred me to not get involved.

[@safffff1000]

Maybe don't approach a company but one of the experienced pros to do on his day off.

[@demontekdigital1704]

@@safffff1000 That's a really good suggestion. The only problem would be the homeowner's insurance. Maybe if the pro is licensed, bonded, and insured it would be ok. Plus you'd need to write out a legally binding contract for the work just like you would with the company. The upside is you could get possibly get the work done even a little cheaper too. Gotta remember to always cover your butt, lol.

[@safffff1000]

@@demontekdigital1704 Way too complex, just cash

[@TheExcellentLaborer]

Awesome cost breakdown Scott! Thanks for mentioning my video at the end 👊

[@EverydayHomeRepairs]

Heck yeah, a lot to learn from your video. Nice work capturing so much detail and getting the job done as the same time. Not an easy task for sure 😁

[@readyplayer2]

If you’re hiring a couple of guys to throw a roof on vs a roofing company, be wary of workers getting injured and your liability. Scott didn’t discuss how he found or hired the laborers for his hybrid approach (seems like a big oversight?), but I’m guessing they weren’t covered by workers comp if they fell off the roof and suffered a severe injury. Not likely to be fatal with the low garage roof in this video, but that could be a real concern for two story or taller houses, or ones with particularly steep pitches. You may also want to provide harnesses and other safety equipment that a reputable roofing company would provide for their workers. I did a hybrid approach on my detached garage; the guy I hired provided knowledge and a trailer, and I provided much of the labor so the risk was carried by me. My roof was in bad shape, with rotten rafter ends and moldy, crumbling decking so it was more involved than a typical re-roof.

[@dosadoodle]

I was also wondering about the details on the labor. I'm not sure where to even find people to go that approach. Anyone have recommendations? Does that just mean contact a roofing company and ask them to supply workers paid by the hour? I don't really want to ask randos on Craigslist for the liability reasons noted...

[@henrymorgan3982]

In this crazy world, that is a good angle of this video.

[@SunChips24]

​@@dosadoodleI did a hybrid approach for a large shed. I bought all the materials but paid someone to put it on. I hired a local contractor who does all sorts of miscellaneous work. Latino. Saw signs in a nearby neighborhood. He did a good job. Very affordable.

[@METALTOTHEPEDALx1M]

​@@SunChips24thank God for all these fucking immigrants right?

[@hz5039]

@@SunChips24where do you buy all these materials? Does the roof guy tell you want you need?

[@nothingtoseehere93]

Never going to do my own roofing because it’s just dangerous. Maybe a tiny garage that’s low but not a house. No way. Others can risk it

[@seanm729]

If you're getting a new roof and solar, avoid using Sunrun. Flowerily sounding salesman, but Sunrun installed the roof with undocumented workers, seldom a journeyman on the site, only rarely as a "drop in" to instruct the laborers for a few minutes and then leave. One contractor quoted me almost $23,000 to repair all the damage

[@pointreyes4272]

You never spoke of safety or OSHA rules. It's my understanding that workers have to be harnessed in (or another method) to mitigate falls off any roof over 6'. This likely would not apply to the homeowner doing it himself but would for they workers. What do you know about this?

[@Mgamerz]

I did my own roof a few months ago. Make sure you have rain ready stuff! We were literally screwing tarps to 2x4s to the decking because we could not secure it fast enough. Took off 8000 pounds of shingles.

[@mikescatena5732]

So if I can’t finish in one day just throw tarps over is what you’re suggesting?

[@n9wox]

You save $1,575 over full pro. How much time did you invest in the project?

[@obijuan42]

Based on what I've seen from various roofing contractors, you're not going to be paying the same for the materials. I got a quote last year for a very similar detached shop job, and it was well over $3k more than your "pro" total. A lot of that was in material markups vs what I could get them for at full retail.

[@SvEnjoyPro]

You're saying the pros wouldn't let you buy/provide the materials yourself? You had to go through them and they had a markup on it?

[@LVQ-so5th]

@@SvEnjoyPro I know that for flat roofs many of the products are not sold to the homeowners. You have to be a contractor to get some products (they're not sold at Home Depot).

[@davidb.fishburn9338]

Would've helped to explain the details about roofing squares.

[@aboyandhisdog]

One square = 100 sq. ft. So he had almost 800 sq. ft. but budgeted for 900 sq. ft. which is 9 squares. Roofs are always bid by the number of squares. I don't make the rules!😁😁

[@davidb.fishburn9338]

@@aboyandhisdog Thank you!

[@pdxwildchildroberts5586]

...and why we just installed metal panel roofing.right over everything...that roof will outlive us👍

[@JL-hw6lo]

This man doesn’t know anything especially about the decking situation… when we see rotten wood we charge you up to $500 per piece of OSB especially if you want to come up watch us and act like you know how to do everything.

[@waldo-ot6ul]

500 per piece they are 40 a sheet. Your nuts

[@JL-hw6lo]

@@waldo-ot6ul like I said… if the homeowner is being a bastard you get charged like a bastard.

[@conqueringlion420]

⁠Exactly the nosy follow you around ones are the worse and get charged the most for all trades

[@MoGumboFukUTubeForChngngMyName]

Hopefully you’re joking and just making a point about Home Owner Google “Roofing Experts.” If you’re serious about $500 per sheet of OSB… then, my father raised me in such a way that I can’t possibly call you what you truly are.

[@AF-O6]

Great vid! I was once a GC, and did everything dirt to roof. I finally started subbing roof and foundation work, as while doable for a sharp home carpenter, it is backbreaking and dangerous work on anything bigger than a garage.

[@ptso7580]

Have to factor the roof complexity. Hip, valleys, pitch, time of season, and mechanicals/plumbing vents as well working around solar if it's instead. Also some municipalities require permits. All will jack the price and vary where you live. And not to mention your insurance company may not cover if you do the work.

[@EverydayHomeRepairs]

Thanks for all the feedback 👍

[@daverave3698]

I've done many roofs over the years. The last time though I injured my back carrying the bundles of shingles up onto the roof. So, it looks like from now on, I have to go full pro. But at least I understand what is needed.

[@EverydayHomeRepairs]

The amount of work and physical labor on even a roof this size is no joke.

[@CarbonPhysics]

We're looking into replacing our roof, so that was an incredibly useful and timely video, thank you so much.

[@EverydayHomeRepairs]

You bet, thanks for the feedback 👍

[@rickyshinobi2303]

The quote I got to do my roof was $22,000 I have a 1600 sq ft ranch. 😮, 4k I would hire them immediately in comparison to the numbers I am getting!

[@maximeboissonneault6203]

Don’t forget the extras with the pros… if you have a roof that needs to be redone, odds are there is some water damage, and that will likely be extras to repair. I just had a flat roof redone, and I had nearly 50% extra, because 1) they discovered there was 2 deckings on top of eachother, so that was one more decking than planned to remove 2) water had been slowly leaking for a long time and kept there, so there was rot to remove and rafters to solidify

[@readyplayer2]

Great points. I ran into some expected and unexpected problems with the last roofing job I had (we also had to sister on replacement rafters and replace the fascia), and I think every DIY project ever done that's involved removing drywall in older construction has lead to "fun" surprises.

[@Sam-ey1nn]

While I do like doing as much myself as possible; these jobs that involve massive amounts of labor (and danger- eg, falling off the roof) are best left to hiring out someone, IMO.

[@_P0tat07_]

Just keep the shingles and throw them out in the weekly trash bit by bit. Depending how much you have it could take a while. But it will save you a few hundred bucks.

[@fixanythingdiy]

Good Idea

[@elainek1234]

I do this with my yard debris. Toss whatever I can in each week.

[@davidb.fishburn9338]

Some municipalities don't allow construction materials to be thrown out with regular garbage, would be wise to check yours before doing that.

[@readyplayer2]

For this relatively small roof, Scott said he had 3,700 pounds of material that he took to the transfer station. I don’t know about you, but paying a few hundred dollars in disposal fees is worth it vs keeping a small mountain of nail-filled debris on your property that you’re chipping away at over a year.

[@TroyStevensStelzerPaintingInc]

I had about 6,300 lbs of shingles. Garbage comes once every 2 weeks. It'd take about 20 years to put a few in the can twice a month.

[@georgedavall9449]

Lot of great comments in here. Me and a close friend, with help of Family at times, replaced the roof on my first house. This was over 30 Years ago. Present House needs a roof, but considering my age, and weak knees, and about a 7/12 pitch, Ima pass! Not looking forward to the Cost outlay! GreatVideo Scott!

[@uhhwhat9852]

Really need my barn done but I can't afford 10+ grand rn lol

[@gillgetter3004]

I’ve done it alone couple times when I was young and broke, last time hired it out newer house bigger roof.👍

[@EverydayHomeRepairs]

Doing it alone is a BIG project!

[@GhettoDVD.]

I don’t know where you got your pro price from they want $25,000 for pros. Maybe like $5k if I do it!!! I’ll do it myself.

[@edp8218]

I have a question if you do it by yourself as a homeowner how do you go about getting permits? Do they allow you to get it permits or do you need a contractor?

[@Wooster77]

Having my roof replaced by a pro today. 1,600 SQ ft house, $15,500 plus cost of any wood that needs replacement. This is in SoCal. Supposedly that's a good price.

[@EverydayHomeRepairs]

Thanks so much for the feedback! That seems to Benin line with others from Cali. More than double from my area in Illinois.

[@kalrobbins2811]

Just curious as to how you would approach getting a roof replaced when you have solar panels.

[@EverydayHomeRepairs]

Panels and racks would need to come off prior to replacing. Definitely a bit of a pain.

[@5Iron]

Also, you need to carefully go around after and collect any nails that have fallen - not just on the driveways but on the grass too. My house is a bit more complicated so I'm leaving it up to the pro's; Chimney with flashing at one end, multi -level roof so one part of the roof butts against vertical siding (more flashing), and assorted vent pipes and stove vents popping up through the roof. And lots of shrubbery around the foundation that needs to be protected.

[@jamesgardner7352]

50 bucks a ton here lol

[@stuffsethmakes]

what is a roofing "square" that you kept referencing?

[@ashtonstaples2996]

One "square" = 100 sq. ft.

[@1228carlito]

Is the rental cost for the loader/lifter you used for the shingles included in the material cost?

[@EverydayHomeRepairs]

That was part of the delivery charge.

[@aaron74]

Awesome time-lapse! Your videos are really good gems of wisdom.

[@Coleen_West]

Excellent! -- QUESTION -- One thing you didn't explain is why there was a roof failure and mold in that corner? Was there underlayment under the tiles? Which type? How did it possibly fail since it can't move under the tiles... Was not not installed correctly and not layered/tiled correctly so water got under it?? This makes no sense. I think most roof failures are due to poor installation as tar paper NEVER fails if it is covered with tiles. Even a 100 year old house is bone dry and mold free if it was installed correctly.

[@CP-ok1gv]

Labor pro is really just general contractor / finder’s fee because they’ll likely just sub to the same people used in hybrid

[@jastew1971]

Hey Scott. Home electrical question for you. There is a spot in our house where I would like to install a light and a switch. It's a small stairway with five steps. There is a light switch on one of the walls but it goes to an outlet in the downstairs a distance from the switch. Is it possible to jump from that switch for the power source to a new switch then to a new overhead light? Or would it have to be an outlet? There aren't any nearby.

[@MrMarkar1959]

go up to the bar and order a keg of beer for Afterwards. have the 17 beer lovers that showed up to work sign a disclaimer. You will be able to see progress or Regret sooner than later. If it gets too bad😭have an indoor BBQ🔥

[@hassanbazzi3545]

Well explanation. Thank you for sharing

[@EverydayHomeRepairs]

You bet!

[@ernestjackson979]

Great video I have a single layer on my roof it was done 22 years ago, is it necessary to take that one layer off, I don't have any leaks I did had a few tiles that had to be nailed down, my understanding was that you could have up to 3 layers. Appreciate your thoughts or recommendations.

[@EverydayHomeRepairs]

It is a lot of labor but I really like getting the shingles and tar paper off so I can get eyes on the decking and repair anything that is needed.

[@ernestjackson979]

I agree that's why I question is it absolutely necessary if the standard is 2 to 3 layers@@EverydayHomeRepairs

[@TheCodesterr]

Good choice on the duration shingles. I’ve been putting off getting my roof done and rather do it all myself now 😂

[@sungjoonkim7366]

Are you Scott Dixon as known as best electrician?

[@naromiesbeninche6975]

Thank you. Not a DIYer. I will go pro but that gave me an idea 😊

[@fixanythingdiy]

You can save a lot DIY. Roofers in Calif would charge at least 7k for that job.

[@EverydayHomeRepairs]

A lot of people for Cali were saying $1,000 per square which is way higher than our area.

[@Keep-on-ok]

We are looking to replace our roof. It’s concrete tiles. Your video is very helpful.

[@davidkey4272]

I live in the San Francisco, Bay Area and this job is quoted at $30,000 from multiple roofing companies on average

[@EverydayHomeRepairs]

Oh my 😦

[@anneoreilly4900]

There are specialized tools to help remove old materials and add the new ones. Would enjoy a video on those.

[@carlodave9]

Finally. What I was looking for! Thanks.

[@reaperasylum]

I saved a bunch of money on disposal fees by digging a hole on my property and tossed the old decking wood paper and shingles and setting a blaze, not the right way to do it but aye saved 450 bucks plus got a free bonfire hole so win win lol.

[@EverydayHomeRepairs]

I guess if I also wanted to light the comments section on 🔥 I could have taken that approach 😂

[@ascienceguy-5109]

Excellent discussion

[@EverydayHomeRepairs]

Thanks!

[@gilcimarberbel8334]

Great

[@tretre1692]

Do gutters go behind or under the drip edge?! We have had a lot of problems with water getting under that area and leaking through?

[@skicr8zguy]

Gutters go behind drip edge. The drip edge is nailed on top to the roof, so you should be able to slide the gutters behind the drip edge on the fascia side.

[@bkd-newyork2256]

good

[@robertbutler8004]

It looks like you removed a shit roof material (shingles) and replaced it with the same shit material (shingles)

[@EverydayHomeRepairs]

What do you prefer for roofing?

[@MoGumboFukUTubeForChngngMyName]

It’s a garage, Bucky. Settle down.

[@filovirus1]

my condo is charging every unit owner between 31,000 - 39,000 USD each for doing the roof this month and I got a loan to pay for it. I'm really confused now after watching this. what am I missing here? what's the disconnect? my 1250 sq-ft 2-story unit roof is not much bigger than this detached garage roof. I think I need to dig into this. yeah I'm getting upset now.

[@EverydayHomeRepairs]

Do you have an asphalt shingle roof like this one or a flat roof?

[@filovirus1]

@@EverydayHomeRepairs asphalt shingle

[@Zi.Zenior]

Sounds like your condo HOA is up to no good.

[@strongisland7015]

The pros you got quotes from said they would charge you the same price for the materials if you went and purchased them yourself? I thought they up charge a little to make some more profits.

[@j10001]

No, they just quoted the whole job. He said he filled in those material figures, copying them from the other columns. Then plugged the rest of the quoted cost into labor.

[@skicr8zguy]

There's also no reason to mark up materials. Pros can get a better price. Charging for labor is profit.

[@donaldlee6760]

Super excited! - I've been wanting to learn how to replace my roof for years now.

[@tonykaiser1169]

And you never thought to KZbin a video prior to this release? 🤔

[@donaldlee6760]

@@tonykaiser1169 - of course, but my roof is still looking pretty good other than a few small areas here and there. It's a huge job (I'm guessing) so my plan is to understand in my mind what needs to happen by watching YT videos over the winter rains and when dry summer comes take 3 times as long as a normal person (working weekends only) and ending up with a good product.

[@macmcmillen6282]

Great video. Very informative.

[@EverydayHomeRepairs]

Thanks!

[@TejSwaroop]

Great Video :)

[@EverydayHomeRepairs]

Thanks!

[@Demebeso714]

This is one scary topic 😭😀

[@youtubehandle-]

Thank you! 😊

[@EverydayHomeRepairs]

You bet 👍

[@narlycharley]

Option 4: Just wait for a hail storm and get a new roof for “free” through insurance.

[@turkeytrac1]

It's never "free" your rates go up, and there's always a deductible.

[@johnsmith-js9nv]

There’s never a hailstorm when you want one.😆

[@1228carlito]

You don't want this option. I had to fight with my insurance for a year to get replacement approval. That also included me doing all the material legwork for the adjuster

[@Phelper99]

This was made illegal in Texas five or six years ago, as I understand it. The roofer would jack up the cost to cover your deductible, and then give it back to you.

[@garypic4083]

My house has had 3 roofs on it since 2015, here in NC