Cost guide
What decides the cost of a new roof
This guide does not list prices. Roof prices depend on the house, the material and the season, and a figure on a website is no substitute for a written quote. What it does explain is what goes into the price, so you can compare quotes properly.
What goes into the price
Size and shape
Roofs are priced by the square (100 square feet). Hips, valleys, dormers and steep pitches add labor and waste.
Material
Shingle, tile, metal and membrane differ widely in material and labor cost, and so do product lines within each.
Tear-off
How many layers come off and how heavy they are. Removing tile costs more than removing shingles.
Rotten decking
Damaged plywood or boards found after tear-off is usually priced per sheet or per foot. Ask the rate up front.
Code upgrades
Deck re-nailing, secondary water barrier and, on some homes, roof-to-wall connections are part of a Florida replacement.
Flashing and details
Chimneys, skylights, walls, vents and A/C stands each need flashing and time.
Permits and inspections
Permit fees and the time spent on inspections are part of every replacement.
Access and site
Pool cages, tight lots, landscaping and two-story walls slow loading and clean-up.
Timing
Demand rises after storms and before hurricane season, which affects schedules and sometimes prices.
Comparing quotes
Two quotes for the same roof can be far apart for good reasons: one includes deck re-nailing, a full secondary water barrier and new flashing, the other reuses flashing and prices wood replacement separately. Put the quotes side by side and compare the scope line by line, not just the total.
Ask each contractor for the same things: the product names and their Florida Product Approval numbers, the underlayment, what happens with rotten wood and at what rate, who pulls the permit, the workmanship warranty, and the payment schedule. A large deposit before materials are delivered is worth questioning.
Before you sign
A Florida roofing contract should show
- The contractor's name and Florida license number, matching myfloridalicense.com
- The full scope: tear-off, deck work, underlayment, flashing, ventilation, roof covering and clean-up
- How rotten wood is priced
- Product names and colors
- Permit responsibility and the inspection schedule
- Payment schedule and warranty terms
Want a real number?
Get the roof looked at and priced
Call and you are connected with an independent roofing contractor serving Clearwater, Dunedin, Largo, Safety Harbor and Palm Harbor. Ask them to look at the roof and price the replacement.
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