--68.50.xxx.xxx

$550 a sq last summer for tear off and replace with 30 year arcs on a 2nd story. --24.152.xxx.xx

It's been two years but tear off and replace with some but not all sheathing replaced was 38K for approximately 2900 sq ft. The one I did a few months ago was almost the same but it had about 30% of the areas flat with the rest being shingle. --99.33.xx.xxx

The one with flat areas was about 3200sqft and 37K. The first one included gutters. The second did not. --99.33.xx.xxx

A year ago I did 33 sq for 15k using comp shingles, new metal, new jacks. I have another one coming up in a month - same size and work needed and will cost about 16k. --73.2.xx.xx

--97.85.x.xx

One roofer told me he stopped doing flats roofs because the additional insurance cost was 45K. I have no reason to doubt him. --99.33.xx.xxx

Last summer I had a couple done. I provided all materials. Sub provided the dump and labor. Each house about 25 Sq. For removal and replacement of one layer, I paid $72 per sq. With many friends from south of the border recently having gone home. I am expecting to pay at least $80 a sq this summer for labor and dump. --47.161.xxx.xx

In 2005 installed metal roof on house where since that time the house next door went through 3 shingle roofs where the last time the roof decking was rotten where many sections had to replaced. I spent $5,000 which included the 7 per cent provincial sales tax where now still have the roof where will continue to last. Worst case would start to rust where we paint roof with a airless paint sprayer. Last week at the hardware store one metal roofing company had a 40 and 50 year non prorated warranty on metal roofs. The metal roof is good for a wind speed up to 190 kilometers per hour where a shingle roof the shingles would be on the ground then the roof will start to leak. I believe any money spent have to get the money back then continue to get the money back. If ever sell house the first comes up is the roof where seen some metal roofs in the country 50 years old. Any product that uses oil is always going to go up a lot. With one layer of shingles 1"/2" wood strapping then leave the shingles on the roof as metal roof weighs a lot less then shingle roof. Most commercial buildings with a pitched roof use metal roofs. Metal can be recycled where shingles end up in landfill. If concerned about cooling costs then a light coloured metal roof is going to be a lot cooler. It is possible to buy metal shingles where the straight metal panels are less labour intensive. In 2005 returned the gas fired hot water to rental company which was scrapped then bought a Takagi demand water heater where today 20 years still have only cleaning no parts replaced. Often referred to a tank less. A gas fired water heater the heat is always going up the stack where the water has to re heated even though no water is being used. Most the new demand water heaters are condensing which means higher efficiency as there is secondary heat exchanger at 95 per cent. --216.110.xxx.xxx

--75.11.xx.xx

I will have two Amish guys give me a hand on this one on Friday --174.131.xxx.xxx

Oreo-find out what they consider a contractor, I bet a business card that says you are a roofer and the ability to talk to the salesman like you know what you are talking about will do it.They just need to justify to there contractors that they dont sell to the general public and therefore the contractors are special. --64.225.xx.x

Oreo...what Ken said. Print some business cards and learn the lingo. They will sell to you. They WANT to sell to you, but the other contractors who are their regular customers don't want them to sell to you. If you present as a business, you are a business. --74.222.xx.xxx

Or do you hire the guy driving a 20-30-year old dodge diesel who may or may not have insurance, but is going to be the one roofing your house anyway since the roofing companies are subbing all their jobs to him or someone like him? --68.1.xxx.xxx

Just Tim, very good point. Because that happens. --24.152.xxx.xx

Just had quotes-- ran $500-550 per square on a 40 Sq roof for tear off, new drip, new vent seal etc. --76.138.xxx.xxx