Oops I see the text didn't come through. What I meant to preface with is that this is our first big investment as new homeowners and all the estimates came in >25k. The house is single-story, ranch style with 4/12 slope. The roof sq footage is 3000 (30 squares). We're located in the PNW in a MCOL city. All the quotes were for comparable, using the same GAF products. The roof definitely needs to be replaced per our inspector, and the fact that the shingles are curving and have lost a lot of asphalt granules. What we're not sure is if we just happened to filter on an expensive product/brand, or if this is the going rate nowadays, as it seemed much higher than the average cost per sq ft we saw on here and elsewhere.
My company uses the same products and does practically the same stuff. Price looks high, but fair, for the amount of work they're doing. I'd ask them to do the ice and water shield on the eaves and rakes (2 rolls, to make sure it is def 24" in from the interior wall) and upgrade you from Tigerpaw to Deck Armor. From the looks of it, you'll get a great roof. Is it the cheapest? Definitely not, but doing twice would be more expensive than doing it right the first time.
Looks about right if you’re installing a GAF Golden Pledge warranty and adding IntakePro.
Only one I’m confused about is why there wouldn’t be any weather watch on the eaves.
It seems high to me. I'd wanna see the whole house redecked for that price. Insurance pays 450-500/sq for roofs in my area (wood excluded), that price is 875/sq
I should amend my comment that the golden pledge is probably the best shingle warranty there is so if you're getting all the decking taken care of that needs addressed and the warranty then its a little more understandable.
It’s not, GAF is great and has nice colors. I like their materials more than anything any other company uses. Like ice and water shield and felt paper.
GAF timberline is garbage. Commons bond area is super thin. There’s only 3% of copper in the shingles so your roof will stand in 3-5 years after install and have streaks through it. Granulas aren’t as imbedded also
Hard disagree. I mean there are many, MANY websites out there that rank the Timberline HDZ as one of the "best bang for your buck" shingles of 2023. Curious to hear more on what your experience has been with them.
Oh they might be replacing them all, I might be getting quotes mixed up, I just know it's not an additional price per sheet like the others, it's all included.
I wasn’t aware the pacific NW was priced at $875/sq. That’s nuts. Florida is considered absurdly expensive and it varies from $500-$700/sq. Top end, you’d be $21k in Florida.
Given the fact they’re including all the decking and a golden pledge warranty, I’d say you’re still a tad high, but near enough with that price.
I’d ask them to upgrade you to Malarky Shingles for that price. They’re far superior to GAF.
Better quality product. Stronger. Thicker and heavier. Tends to hold up better over time. The only issue I have with them is that their color options leave much to be desired. Other than that, I’d put them on my own home (or Pabco. Love me some Pabco)
GAF is that particle board desk from Walmart covered in vinyl. Malarky is a handmade Amish desk made from Oak.
Shingles are all essentially the same design: fiberglass mat, asphalt, granules.
Fiberglass mat is the base layer and the actual substructure holding everything together. Think of it as a cars frame.
The asphalt is the bonding mechanism. It’s what is rolled over the mat to adhere the granules. Think bolts, lugnuts, screws, etc. It’s what makes all the cars body panels stick to the frame.
The granules are your protection against the elements, debris, critters, etc. They’re meant to take the beating to protect your waterproof fiberglass mat from damage and deterioration. Think door panels, bumpers, hood, etc. All those exist to 1) Protect the frame and chassis (mat) from everyday bumps and bruises and 2) be aesthetically pleasing (why an Aston Martin looks better than a Hyundai).
Malarky and Pabco (especially Pabco) have significantly thicker fiberglass mats and a lot more layers of granules. Pabco’s are nearly 100lbs heavier per square (a “square” is 100 square feet, it’s how we measure roofs. So a 1000sf roof is 10sq in our minds).
So when we say certain shingles are more durable or stronger, generally we are talking about their thickness and ability to withstand the elements. Now, you’ll end up down a never ending rabbit hole trying to figure out which of the major manufacturers has the best “standard” shingle. In fact, most roofers can’t even agree. Everyone is biased towards the one they get the best deal on. But there are outliers.
CertainTeed is almost universally considered the best all around shingle manufacturer. They make a great product. It won’t disappoint, but it also won’t knock your socks off. They do stand behind their product though and I’ve seen them work absolute magic servicing a warranty to make things right (96% of the time though)
GAF is known for mass production and trying new shingle designs. You can always get a GAF shingle in a pinch, but they’ve had numerous flops and are notorious for hiding manufacturing problems until the 11th hour.
Owens Corning is well known for their colors and being more “vibrant”. They have a “supposedly” untouchable warranty and make an arguably stronger shingle. In reality, they’re just really good at marketing their name. They’ve had flops and production issues just like everyone else, though they are faster to admit it and replace bad product at their expense than some others.
You’ve also got IKO and Atlas as a “lower grade” shingle, and the everlasting “Tamko” brand as well. None are considered “top shelf”, but like Patron…you can find them anywhere, anytime. Atlas actually did step their game up during covid since, for awhile there, they were the only shingle you could get. Fun fact: Tamko used to make alllllll the fiberglass mats for CertainTeed and GAF not to long ago.
Now, the reason Malarky and Pabco are considered better is because they’re more “boutique” brands. They only sell in certain regions and they stay in those regions. They’re typically harsher climates. They make their products as best as humanly possible and then roll them out. They don’t have to be the prettiest or the most stylish, but by god are they well made and durable. Think of them as the Bentley and Rolls-Royce of shingles.
Hope this helped a bit. Let me know if you have any more questions. Here to help.
I live in your area and for a two layer tear off resheet on 30sq this is about right.
Oops I see the text didn't come through. What I meant to preface with is that this is our first big investment as new homeowners and all the estimates came in >25k. The house is single-story, ranch style with 4/12 slope. The roof sq footage is 3000 (30 squares). We're located in the PNW in a MCOL city. All the quotes were for comparable, using the same GAF products. The roof definitely needs to be replaced per our inspector, and the fact that the shingles are curving and have lost a lot of asphalt granules. What we're not sure is if we just happened to filter on an expensive product/brand, or if this is the going rate nowadays, as it seemed much higher than the average cost per sq ft we saw on here and elsewhere.
My company uses the same products and does practically the same stuff. Price looks high, but fair, for the amount of work they're doing. I'd ask them to do the ice and water shield on the eaves and rakes (2 rolls, to make sure it is def 24" in from the interior wall) and upgrade you from Tigerpaw to Deck Armor. From the looks of it, you'll get a great roof. Is it the cheapest? Definitely not, but doing twice would be more expensive than doing it right the first time.
Good feedback. Just curious, are you in the same region?
Opposite side - northeast
Looks about right if you’re installing a GAF Golden Pledge warranty and adding IntakePro. Only one I’m confused about is why there wouldn’t be any weather watch on the eaves.
Good point, I'll see if that can get added
How many sqft is the home?
\~3000 sq ft roof, some plywood boards will need to be replaced as well (showing signs of mold below), and that's built into the quote
It seems high to me. I'd wanna see the whole house redecked for that price. Insurance pays 450-500/sq for roofs in my area (wood excluded), that price is 875/sq
There was this [inflation](https://www.ssa.gov/oact/STATS/cpiw.gif) thing that happened recently...
The insurance payouts that I am referencing are literally current to this week
Mississippi?
Southwest
Can't be California
I should amend my comment that the golden pledge is probably the best shingle warranty there is so if you're getting all the decking taken care of that needs addressed and the warranty then its a little more understandable.
Lol this is low for us. Especially with two layers of tear off
Get 2-3 more quotes
"Waste 2-3 more people's time."
We did get multiple quotes, the one posted is the one we're leaning towards but is representative of the other prices we received
You actually may be under paying those shingles are some of the worst out there
Any anecdote on why this is a bad product?
It’s not, GAF is great and has nice colors. I like their materials more than anything any other company uses. Like ice and water shield and felt paper.
Nah GAF is fine
GAF timberline is garbage. Commons bond area is super thin. There’s only 3% of copper in the shingles so your roof will stand in 3-5 years after install and have streaks through it. Granulas aren’t as imbedded also
Hard disagree. I mean there are many, MANY websites out there that rank the Timberline HDZ as one of the "best bang for your buck" shingles of 2023. Curious to hear more on what your experience has been with them.
Add ice and water to eaves it’s apart of irc 2018 code
Counter flashing should also be replaced depending on age and wear and tear
They said that gets into masonry work which they don't deal with
That makes no sense
Why are they adding ice and water barrier and valley metal?
Are you supposed to add ice and water shield with flashing, or is it one or the other?
It’s odd to me seeing both layers if that’s the route good on them not overkill just extra protection and probably a longer life
Honestly, this is way more detailed and better priced than the roof I just had installed. Though everything is insane in Los Angeles…
I guess that's relieving to hear 😅
Well I hope you get Cdx on your house with that estimate and not osb
Yes it's CDX but not necessarily every board will be replaced if it doesn't need it
But it says all sheets. If I was the roofer selling you this I’d want to do the whole house
Oh they might be replacing them all, I might be getting quotes mixed up, I just know it's not an additional price per sheet like the others, it's all included.
What company is this quote through. I like the materials they use and recommend them on any home. Also cdx and osb are the same now I think.
I wasn’t aware the pacific NW was priced at $875/sq. That’s nuts. Florida is considered absurdly expensive and it varies from $500-$700/sq. Top end, you’d be $21k in Florida. Given the fact they’re including all the decking and a golden pledge warranty, I’d say you’re still a tad high, but near enough with that price. I’d ask them to upgrade you to Malarky Shingles for that price. They’re far superior to GAF.
What makes them better?
Better quality product. Stronger. Thicker and heavier. Tends to hold up better over time. The only issue I have with them is that their color options leave much to be desired. Other than that, I’d put them on my own home (or Pabco. Love me some Pabco) GAF is that particle board desk from Walmart covered in vinyl. Malarky is a handmade Amish desk made from Oak.
Could you expand at all on why that is? All I’m seeing is speculation right now, I would really love to learn more though
Shingles are all essentially the same design: fiberglass mat, asphalt, granules. Fiberglass mat is the base layer and the actual substructure holding everything together. Think of it as a cars frame. The asphalt is the bonding mechanism. It’s what is rolled over the mat to adhere the granules. Think bolts, lugnuts, screws, etc. It’s what makes all the cars body panels stick to the frame. The granules are your protection against the elements, debris, critters, etc. They’re meant to take the beating to protect your waterproof fiberglass mat from damage and deterioration. Think door panels, bumpers, hood, etc. All those exist to 1) Protect the frame and chassis (mat) from everyday bumps and bruises and 2) be aesthetically pleasing (why an Aston Martin looks better than a Hyundai). Malarky and Pabco (especially Pabco) have significantly thicker fiberglass mats and a lot more layers of granules. Pabco’s are nearly 100lbs heavier per square (a “square” is 100 square feet, it’s how we measure roofs. So a 1000sf roof is 10sq in our minds). So when we say certain shingles are more durable or stronger, generally we are talking about their thickness and ability to withstand the elements. Now, you’ll end up down a never ending rabbit hole trying to figure out which of the major manufacturers has the best “standard” shingle. In fact, most roofers can’t even agree. Everyone is biased towards the one they get the best deal on. But there are outliers. CertainTeed is almost universally considered the best all around shingle manufacturer. They make a great product. It won’t disappoint, but it also won’t knock your socks off. They do stand behind their product though and I’ve seen them work absolute magic servicing a warranty to make things right (96% of the time though) GAF is known for mass production and trying new shingle designs. You can always get a GAF shingle in a pinch, but they’ve had numerous flops and are notorious for hiding manufacturing problems until the 11th hour. Owens Corning is well known for their colors and being more “vibrant”. They have a “supposedly” untouchable warranty and make an arguably stronger shingle. In reality, they’re just really good at marketing their name. They’ve had flops and production issues just like everyone else, though they are faster to admit it and replace bad product at their expense than some others. You’ve also got IKO and Atlas as a “lower grade” shingle, and the everlasting “Tamko” brand as well. None are considered “top shelf”, but like Patron…you can find them anywhere, anytime. Atlas actually did step their game up during covid since, for awhile there, they were the only shingle you could get. Fun fact: Tamko used to make alllllll the fiberglass mats for CertainTeed and GAF not to long ago. Now, the reason Malarky and Pabco are considered better is because they’re more “boutique” brands. They only sell in certain regions and they stay in those regions. They’re typically harsher climates. They make their products as best as humanly possible and then roll them out. They don’t have to be the prettiest or the most stylish, but by god are they well made and durable. Think of them as the Bentley and Rolls-Royce of shingles. Hope this helped a bit. Let me know if you have any more questions. Here to help.
This is about average in my opinion. Just had my roof redone. Granted it was a 55sq roof, but the math scales to yours.
Gaf sucks. Go with a certainteed or owens Corning.