I’m interested in replacing the roof on my 2 story-house(the house size is 2,500sq ft.) in the San Francisco Bay area. Any sense for how I can think about the cost?
Cost to rip off shingle and new install is around 7500
The cost to re-roof a home in you area will very depending on the type of quality and service you will be provided. This price assumes you will not have to tear off your old roofing. For a 2,500 SF home you can expect to spend between:
$7,905.00 - $10,024.00
This would include the costs to load and haul away old materials, installation waste and associated debris in the amount of $573.45 - $652.45
Assuming that the roof has an existing plywood deck on it, the cost for a tear-off of old material and the installation of new 30-year composition asphalt shingles (with new flashings as well), will run you in the neighborhood of $10-11,000 at best with permits included. Anything less than that is suspiciously low here in the SF Bay Area for a licensed roofing contractor.
Yikes! The square footage of a home does not equal roof size. Please be cautious of close quotes in this limited information scenario.
A 2500 SF home could have 1-3 stories by a different definition than expected. Example: It could be a 2 story home, but a cape cod style home with former windows make it “1 story” by roofing access labels. The roof could be a low slope (meaning smaller area) or steep, which means there is more roof to cover.
A steep 2500 sf ranch home in GA, where prices are among the lowest in the nation, could easily be over $10k depending on design of the roof.
This is a great example about where taking the lowest bid might not always be the best path. You could be immediately removing the most qualified company from your bidding pool.
These are good rough ballpark estimates. Definitely get some contractors to come out and bid on the job.