Keeping a roof over your head is one of the most important investments and the cost can vary for multiple reasons. First things to be factored are the are the many technical variables such as size, pitch, layers. Second will be the quality of the roofing contractor you choose from Chuck and a truck to national roofing company. Third will be if the roof is being covered by your insurance and at that point is will depend on the type of coverage you carry on your house. On average for an average sized roof in Central Indiana will cost $8,000-$15,000 after factoring all of the variables.
When considering the cost of a new roof in the Central Indiana or Indianapolis area first you need to consider different technical variable. These include roof size, pitch, roofing material being used (asphalt shingles, metal, rubber), number of layers, code requirements based off of where you live, skylights, chimneys, plumbing pipes, ice and water shield and drip edge.
There are many different ways to find the size of a roof these days, those include areal measurements, picture measurements and the old school way of using a tape measure. The size of your roof will vary based off of square footage of the foot print of the house but will also vary based off of the style of roof and pitch.
Another main variable in the cost of a roof is the pitch. Typically if your pitch is 4/12 to 7/12 you will not incurred any additional cost. If your roof is above 7/12 then added cost would be incurred due to the additional challenge and time it will take to install the roof. The steeper the roof the more cost that will be incurred to install the roof. If the roof is 4/12 and lower then additional cost would be incurred to make sure that there is added ice and water shield or possibly a low slop material may need to be used.
Roofing Material Being Used
A large factor in the cost of the roof is the type of roofing materials being used. Different common types of roofing materials in Central Indiana include Asphalt Shingles, Metal, Low Slope and Rubber. The most common roofing material used in Central Indiana is Asphalt shingles. There are many different manufactures and styles of asphalt shingles.
Number of Layers
In Indiana the code requirements of how many numbers of layers has changed over the years but some roofs have been known to have up to 5 layers or more of roofing. Most roofs only have 1 layer of shingles but if there are additional layers of shingle expect an added cost due to the added amount of labor and materials to dispose of. It is not recommended to add layers of shingles without tearing of the existing layer(s). The average cost for each additional layer is $42-$68 per layer.
Different areas in the state of Indiana require different installation requirements because in the Northern half of the start has harsher winters then in the Southern half of the State. Always check with your contractor on local requirement for installation and what permits are required to do the work. Permits can cost on average $0-$200 in Indiana for a residential roof.
Skylights, Chimneys, Plumbing Pipes and Flashings
Depending on how many skylights, chimneys, plumbing pipes or flashings you have or need on your roof will affect the cost of the roof. Skylights can range from $600-$1800 each to be installed depending on price. Chimney Flashings vary from $400-$1,200 on average depending on size. Plumbing Pipes that come from the bathroom typically only cost $12-$47 on average. Depending on the complexity of the roof it may require additional flashings that are not stand that can vary in price.
Ice and Water Shield
Many homes in Indiana suffer from Ice dams in the winter. The best way to protect against ice dams is by installing ice and water shield on the eves of your roof. Installing ice and water shield on the eves is required by code in some parts of Indiana but not others. By installing ice and water shield on the eves may leave you eligible to receive an extended warranty from the manufacture if you choose a preferred contractor to install the roof. Ice and water shield costs on average $1.30-$2.30 per square foot.
Drip Edge and Gutter Apron or Roof Edge Flashing
Another great way to help prevent ice damns in the winter and rotting soffit and fascia it is a good idea to install drip edge and gutter apron when installing a new roof. These roof edge flashings help seal with ice and water shield on the eves of the roof and prevents the water from running under the sides of the roof. On average drip edge and gutter apron cost $1-$2 per foot installed.
Quality of Contractor
We all know that we get what we pay for. At the end of the day when a price is much lower then others it is probably too good to be true. There are some contractors that have no office and work out of their home or truck. Those are known for not being as dependable or have proper license and insurance. There are middle size contractors that typically have lower overhead then national contractors but are more reliable then smaller contractors. Then there are national contractors that are typically the most expensive and the other problem becomes customers become a number not a part of the family.
When a storm occurs with high winds or hails there are times roofs become damaged. When this happens, it is a home owners responsibility to pay their deductible and the insurance will typically pay for what roofing system and variables you currently have. When a home owner decides to upgrade to a quality roofing system there may be some additional cost.