A $25.00 trip fee, within 10 miles, deductible from the cost of any work done, $45.00 to 20 miles, $60.00 for up to 45 miles, also deductible, is charged for looking at any project for estimating purposes. This helps offset my gas and insurance costs.
The Albert's Specialty Roofing minimum Charge is $250.00 for any work, though I may make exceptions at my discretion.
$250. is the base and $65.00 per man-hour afterwards. This includes any travel
time and time for picking up any materials. For slate, It's from $230.00 to $250.00
for the 1st. slate, and from $18.00 to $25.00 for each slate thereafter, that can, or is suspected
to cause a leak. Just adding a bib to a cracked slate is $10.00 per bib. Special order slates may cost more. For wood and other unexpected repairs, found while on site, the
going rate of $65.00 per man-hour + materials will apply.
Why be secretive?
And $250.00 isn't much when you consider I often have to look at the job to see what slate are needed, what hooks are needed, etc. That's 2 trips before the work starts. And each slate roof uses different size slate. It's almost impossible to show up on the job with the right slate without going somewhere and buying a selection. Albert's Specialty Roofing carries many sizes of Buckingham Slate. We also have access to many other types also.
Your plumber that can charge a flat $65.00 per hour has got his truck loaded with most everything he needs and 99% of his work is identical in nature. A simple question or two from him can narrow his scope of work on the phone to only a few possibilities. Not so with a roof leak.
Whenever an anchor point must be used, which requires the removal and replacing of slate to do so I can access difficult to reach areas, an additional fee of $200.00 per anchor point assessed to the bill.
Below, you will find a range of prices that are approximate. They are not set in stone, but are given so you will have some idea of what a quality job may cost. For instance, somebody offering to repair a valley for $200.-$1,000. is going to take short cuts from using cement to using the wrong gauge of copper, if they use copper at all. You won't get any value for your money and you will get to do it all again.
I will work with you to phase in different projects, by priority and budget to get your investment in tiptop shape. Critical repairs now. A valley later. The main thing to consider is mitigating any further damage to your home.
Though I refer to slate roof issues as repairs, they are also considered normal upkeep. Slates will crack and shed from a roof. Metal will corrode. These maintenance costs are small when the lifetime they last is factored in. A $1,000.00 repair that lasts 100+ years only cost $10.00 per year. That's pretty darn cheap in the scheme of things such as maintaining your home.
For Valley replacement which involves removing slate as necessary, re-nailing the sheathing as necessary, cleaning up the debris, installing Ice and Water shield, slip paper, 20 ounce copper valley metal, and re-installing the slate, including replacing any broken slate within 12" of the valley, plan on spending a minimum of $120. per lineal foot of valley. General slate repairs on the roof will run from $15.00 to $25.00 per slate as a rule, when done at the same time. If the valleys have been cemented in a repair attempt, almost every slate will need to be replaced and the minimum charge will be around $140.00 per lineal foot. Please note that when it appears that one slate needs to be replaced, because of the dynamics of valley construction, it's not unusual to have to replace 3-5 slates to make that 'single' repair.
For Built-in Gutters, which involves removing the existing gutters, re-nailing the sheathing, cleaning the debris up, installing Ice and Storm shield, slip paper, new 20 ounce copper , outlet and anything else necessary for a Quality lifetime job, plan on spending a minimum of $125.00 per lineal foot, and up. This base fee is based on 12" wide built-in-gutter. And when there is an inside corner with a valley, the valley may have to be replaced also. Spend any less and you won't get a quality job anywhere. You'll get something that needs a re-do in 7-10 years.
When the built-in gutter is part and parcel of a tin or metal roof, it's often impossible to create a permanent tie-in. On those roofs, the roof will most likely have to be replaced at the same time. Otherwise, plan on redoing the tie-in every couple of years and dealing with the resultant leaks and damage, which could ultimately lead to redoing what would have otherwise been a permanent gutter job.
Pipe Collars Base fee is $300.00 each, (shingle), $350.00 ,slate, with ABS Plastic collar, doubled up on the upper rubber portion. $460.00 for shop-formed and soldered 20 oz. Copper. If replacement goes easy, I may give a discount, but those are the base fees.
Copper Roofs for Bay Windows start around $650.00 and up. Size, shape, accessibility, height from ground can all affect the pricing.
Shingle roofs: They average $6.00 per square foot of roof area. This would include 1 layer tear-off, new underlay with storm shield extending at least 2' inside the outer walls of living quarters at the eaves, and in the valleys, 1-3 pipe collars, basic chimney flashing. It may include 20 square foot of wood repair. Some roofs may cost less, some may cost more.
EPDM roofs start around $6.00 per square foot. No two are the same and actual cost can reach $8.00 or more per square foot.
Snow Guards--As of 8-1-2011, Galvanized SG's are $16.00 and Copper SG's are $26.00 each, hooked to existing slate nails. If slate have to be pulled and more nails added, add $10.00 each.
Important Information about pricing structures. Please read it.
From another private forum.
"I bid a job a couple months ago, was an easy walkable re-roof
except there were sure signs of wood work issues (Sheathing, Eaves and possible
rafter tails), plus had to re-do all the gutters.
So I bid the job at a little over $18,000.00 (roof was under 30 square) and explain all the wood work issues too the home owner.
A large roofing company bids the same job after me, they don't mention wood work issues, etc., and give a bid of just over $11,000.00.
Needless to say, she went with the low bid and called to tell me so and gave several reasons for her decision, which included their uniform appearance and reputation of one day completions.
So she calls me last night and tells me the other contractor is done and their final invoice is for $21,000.00. ($10,000.00 over their estimated cost)
She was hoping I would tell her there's some thing wrong and she don't have to pay.
I could not do that, obviously.
I explained about the "unforeseen clause" in her contract, she looked and found it in there.
I asked her if she questioned them about wood work issues, being that I had told her there would be some, she said no..
(No way did the sales rep walk that roof during the estimate process, because when I did, I set the ladder up in 3 different spots before I found a spot I trusted to walk on, that's how bad certain area's were.)
So the big boy under bids me by $7,000.00 to get the job and than blast her with over $10,000.00 in extra's
(during the process of work, so she really didn't have a choice but to say ok, go ahead, because her roof was wide open and exposed to the weather)
and ends up making almost $3,000.00 more than what I bid.
OK, done venting/complaining............................
How my pricing works and why I do it this way.
My proposals in this case are open ended. example: I tell them
the roofing would be $12,000.0 barring any issues, I stress that there are
issues. I then tell them I expect the final cost to be in the $18,000.00 to
$23,000.00 range. I stress that that's as close as I can figure it without
destructive testing and I won't know everything until I'm in there and all is
said and done. I tell them to budget and plan for a worst case scenario
of possibly $26,000.00. I assure them, and follow through will updates on
everything I find and keep them appraised as to whether or not it looks like
we're on target for the budget, or in "Oh Crap" territory.
I love coming in under the cap and do so 90% of the time. I have run into the "Oh Crap" territory sometimes and it's mostly caused by prior work by others that was stopgap, or cover-up. Often, there is no surprise expressed when I hit "Oh Crap" territory because the HO is often aware of issues I wasn't told about. It's often something they, or a buddy did.
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For all my out of state jobs, I charge a $1,500.00 appearance fee, minimum. (Due on arrival).
A food and lodging allowance will
also be required.
Then $250. to start the project and $65.00 an hour henceforth.
(In addition to any other costs, including lodging, and materials.)
In-state fees are usually lower.
Saving money with a lower price is very often more expensive than any other option.
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