Roofing in Washington Place, Livingston

For a Livingston house it is well above the published estimates: about $12,000 to $28,000 for architectural shingle on a typical roof and about $20,000 to $40,000 for metal on a larger home. A figure like that needs a reason you can see on paper, such as an unusually large or complex roof, a premium material, or a lot of rotten deck. Ask for the roof area, the levels and the decking rate, line by line.

Leaks at more than one level at once; shingles curling, cupping or bare of granules across whole slopes; a sag you can see from the yard; daylight through the deck in an attic space; and a new repair needed every season. Many Livingston houses are on a second roof put on in the 1990s or early 2000s, so age is a prompt to have it read, not a verdict on its own.

For a Livingston home, published local estimates run about $12,000 to $28,000 in architectural shingle for a typical roof of 2,000 to 3,500 square feet, about $15,000 to $25,000 for a larger colonial with a complex roofline, and about $13,000 to $22,000 for a bi-level or split-level. Your own figure follows the levels, the layers coming off and the deck underneath, so it is a written quote once the roof has been seen.

The average New Jersey roof repair is reported at about $1,067, with most homeowners spending roughly $379 to $1,755. In Livingston, minor work such as a few shingles or a pipe boot is published at an estimated $300 to $600, and a valley, a chimney, a skylight or a wall flashing at about $800 to $2,500.