How Much Does a Roof Cost in Metro Detroit?

Every day, of every week, of every year, my team and I are asked this question. What do you think my roof will cost here in Metro Detroit, Michigan?? The problem is, that is not the right question. The right question is what will my new roofing SYSTEM cost? Now to answer that question with any type of real accuracy, there are some questions a home or business owner needs to answer first. Those questions are:

1. How long do I want my new roofing system to last?
2. How many layers of roofing are currently on the building?
3. Is my ventilation currently up to code? 
4. How big is my roof?
5. How steep is my roof?
6. What type of roof do I have?
7. How important is long term protection?
8. How important is customer service?
9. Do I just want the roof replaced or the roofing system replaced?

Once you can answer these 9 questions, you can really start to get an accurate estimate of how much your new roofing system will cost. So let’s break these questions down. 

How long do I want my new roofing system to last?

The reason this is so important is because it will have a dramatic impact on which materials will be recommended and installed. On steep slope roofs you have tons of options. Asphalt shingles, sbs shingles, designer shingles, metal panels, metal shingles, slate, cedar shake, or composite roofing (designed to mirror slate or cedar shake), and there are new options coming to the market every day. Each one of these has an estimated life cycle and the longer the life, generally the greater the investment. 

How many layers of roofing are currently on the building?

Let’s start with the obvious, you are allowed by code to put a second layer of roofing on your home or business. However, with shingles and metal roofing it is never a good idea. The wood and materials underneath your new roof continue to break down and cause failures in the new roof often in the first 10 years. For flat roofs, if there is no moisture in the system, it can be a great cost savings and still deliver an excellent roof life expectancy. 

Is my ventilation up to code?

Based on current reports, it is estimated that between 80-90% of all homes in the midwest are not up to current ventilation code. The part that everyone overlooks is the intake ventilation. Most homes either lack it, or are severely under-ventilated. The problem is this causes the shingles to work harder, and wear out prematurely. The scariest part is every single shingle warranty excludes coverage if the roofing system’s ventilation was not up to code. This is why on every project we provide you, the consumer, with a detailed plan of what the code requirements are and how our system meets the code. Additionally, there is cost associated with bringing that roofing system up to code whether its through edge vent, drip edge vents, soffit vents, and the addition of baffles in the attic to ensure the air can flow freely up to the exhaust of the building. 

How big is my roof?

This one is pretty straightforward, the bigger the roof, the greater the cost for the new roof. What people often overlook is that your roof size is not tied directly to the square footage of your home. Traditional colonial homes often have a smaller roof than their neighbor with a single story ranch home, even though the colonial may actually have more square footage of livable space. 

What is the pitch of my roof?

The pitch refers to how steep your roof is. The steeper the roof, the greater the cost. This is because they are slower to install, which means more labor hours, and they require a significant increase in the amount of safety equipment required for the crew to perform the work. 

How important is long term protection?

Long term protection can be offered by your contractor, the manufacturer, or a combination of both. The more protection you choose as a consumer, means the greater the liability the contractor or manufacturer is assuming for you. This also means, the investment will go up. The great news is there are now 50 year full system warranties from manufacturers and companies like Kanga Roof, which will guarantee both the product and the installation for up to 20 years. So if you never want to worry about your roof or paying for repairs, you should be prepared for an increased price tag for that new roofing system. 

How important is customer service? 

Many consumers today do not want to have to be involved with the project once the contract is signed. They want regular updates from the contractor, an on site project manager, and quality control inspectors once the job is done. All of these do increase the number of people and hours being invested into the project to ensure a great consumer experience. It also will drive up the investment in the roofing system. If you are willing to lower your standards for communication and customer service, you can absolutely save money on your roofing system. However, if you want a trained team who is equipped to manage your project, avoid potential problems, and solve those problems promptly if they arise, you should be prepared to make the investment in a company who has a team that can deliver those outcomes. 

The other often overlooked part of customer service is dealing with an issue 2-10 years after the installation. You should always ask how a company handles warranty issues when they arise. If you want great customer service, and the warranty issue resolved promptly, then the company you choose should have an on site service department. Otherwise, most contractors will be pulling team members off other jobs to go out to do a warranty call, and do their best to ignore it or just make it go away, IF they return the warranty call at all. The good news is that here at Kanga Roof we have our own in-house service and warranty department. If there is a warranty claim submitted, we respond within 24 hours because we understand how stressful a warranty claim can be. 

Do you want a roofing system or just a roof?

A roofing system includes the roof, the flashing, correcting ventilation, addressing insulation and inspecting the gutters for the building. Many consumers are surprised after they purchase their new roof only to find out that most of these components were not addressed and ONLY the shingles were replaced. Failing to address these other components leads to repairs and shortened lifespans for the roofing system. Sadly in Michigan roofs are replaced on average after only 18 years. The number one culprit of this is not fully replacing the roofing system. A fully replaced roofing system that addresses all of these components should easily blow past the 25 year mark even with an entry level shingle. 

If you are interested in learning more about what the cost would be for your roofing system, you are not alone. We have put together this great free and easy roofing system calculator tool. It will guide you through these questions to give you a good ballpark idea of what your roofing system will cost. To get started simply CLICK HERE, or visit the calculator tool on our main page. It is important to understand that to get a firm number, every roof does require a full inspection of the roofing system. If you are ready, you can go ahead and schedule your roof inspection by either calling 586-566-0308 or visiting our online appointment booking tool by CLICKING HERE. 

I sincerely hope this helps shed some light on the roofing process and what you can expect when looking to replace your roof. 

Sincerely, 

Bill Burkhardt, Jr.