Types of Roofing

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Roofing Types
There are several different types of roofing materials that are currently used on residential properties. Below we discuss the different roofing options and their pros, cons, life spans and costs of each.
  1. Asphalt Shingles (least expensive, widely available/most common) $250 to $500 / SQ installed 
  2. Wood Shingles (more expensive, rustic natural look, check fire codes) $500 to $800 / SQ installed
  3. ​Metal Roofing (relatively expensive, modern look, durable/long-lasting) $500 to $800 / SQ installed 
  4. Tile Roofing (most expensive)  $1,000 to $2,000 / SQ installed
Asphalt Shingles
Asphalt Shingles are the most common residential roofing material in the United States and will likely be your material-of-choice for your flip projects.  Asphalt shingles are manufactured in two styles, three-tab or architectural shingles.

3-Tab Asphalt Shingles - Three tab shingles are the most economical and popular type of asphalt shingle
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Architectural Shingles - Architectural shingles provide more architectural dimension, more durability & provide a longer warranty, but are generally 20 to 40% more expensive than 3-tab shingles.

Pros:
  • Least expensive roofing option
  • Easy to install
  • Widely available at home improvement stores
  • Comes in a variety of styles/colors

.Cons:  
  • Shorter life span

Life Span:  20 to 25 years
3-Tab Asphalt Cost Range:  $225 to $450 / SQ
Architectural Asphalt Cost Range:  $250 to $500 / SQ
3-Tab Shingle Roofing Costs
3-Tab Shingle Roofing

Architectural Asphalt Shingles
Architectural Asphalt Shingles

Wood Shingles
Wood shingles were the go-to roofing choice for hundreds of years, but due to their cost & flammability, wood shingles have lost popularity.
​Generally, wood shingle roofs on a flip project would only be selected if you were seeking a specific architectural look.  Be sure to check with the local HOA & your local building/fire codes to determine if wood roofs are allowed in your neighborhood.

Pros:
  • Rustic natural look
  • Natural product made from cedar, redwood or southern pine
Cons:  
  • Flammable, fire codes may prohibit use
  • Can mold, split or rot in wet climates
  • Short life span of 15 to 25 years

Life Span: 15 to 25 years
Cost Range:  $500 to $800 / Square
Wood Shingle Roofing Costs
Wood Shingle Roofing

Metal Roofing
Metal roofs are gaining popularity, but would likely only be used on a flip project if you were seeking a certain architectural-look.  Again, check with your local HOA covenants to see if metal roofs are allowed in your neighborhood.

Pros:
  • Resistant to extreme weather conditions
  • Durable, lasts longer than asphalt or wood
  • Lightweight & easy to install
Cons:  
  • Relatively expensive, some options are affordable at $300 to $500/SQ, but most are $600 up to $800/SQ
  • Lower grade aluminum roofs can be dented
  • Can be noisy in rain storms

Life Span: 40 to 50 years
Cost Range:  $500 to $800 / SQ
Estimating Metal Roofing Costs
Metal Roofing

Tile Roofing
Clay, Concrete or Slate Tile Roofing are some of the most expensive materials used for roofs.  These types of roofs are typical on certain home styles such as Mediterranean, Mission, Southwestern or Spanish style.  You would likely only install these types of roofs on a property to match the property architectural design, and meet neighborhood HOA requirements.  

Pros:
  • Resistant to extreme weather conditions
  • Durable, lasts longer than asphalt or wood

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Cons:  
  • xxxxxx

Life Span: 40 to 50 years
Cost Range:  $1,000 to $2,000 / Square

Note: If you are changing from a lightweight roof system (asphalt or wood) to a tile roof, there will likely be additional expenses for structurally reinforcing the roof framing.
Clay Tile Roofing Costs
Clay Tile Roofing
Slate Tile Roofing
Slate Tile Roofing

Roofing Costs

Other Roofing Costs
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  1. Roofing maintenance and repairs ($200 - $500 total) - Miscellaneous roofing maintenance in repair work would include fixing/replacing missing roof shingles, sealing around the chimney's/roof penetrations.
  2. Roofing, patch section (varies by size) - Patching and replacement of the existing roof will vary by size, but it will typically be at the higher $ per Square range.  
  3. Plywood roof sheathing ($35 - $50 per 4' x 8' Sheet) - Over time the sheathing on a roof can become damaged from water and will need to be replaced.  Roofing contractors will generally charge a price per 4'x8' sheet of plywood sheathing.  E
  4. Gutter replacement ($6 - $10 per Lineal Foot) - 
  5. Premium for 2 layer tear off ($150 - $250 per Square) - If your roof has more than one layer of roofing currently installed, 
  6. Premium for steep pitched roof ($150 - $300 per Square) - Work performed on steep roofs (7/12 or greater) is much slower than work performed on flatter roofs.  For that reason, your roofing contractor will generally charge a premium for steeper roofs.
  7. Fascia board ($3 - $8 per Lineal Foot) -
  8. 12" Soffit board ($3 - $8 per Lineal Foot) - 

Factors that Influence Roof Pricing

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  1. Type of Roof - The most obvious factor that influences roof pricing is the type of roofing material being installed.  Asphalt shingles are the cheapest and easiest to install roofing material available, with tile roofing being the most expensive and labor intensive.
  2. Roof Size - In construction, there is a term called economies-of-scale.  The larger the project, the more efficient the contractor can be installing the roofing.   
  3. Type of Roof Being Removed & Number of Layers - 
  4. Pitch of the roof - 
  5. Roof shape (hips, gables & features)
  6. Location
  7. Seasonality