HOW MUCH SHOULD MY ROOF COST?

Standard practice is to get at least 3 bids from local roofing contractors

and CHECK license, insurance and references before awarding the contract

(none of them if reputable will want to do a partial roof because they can’t warranty it)

you mentioned bubbling ceiling paint,

a proper roofing contract will include rates and additional charges for any hidden damage or defects that need to be repaired before the new roof can be installed.

a complete strip off of the old roof is the best, and longest lasting way to go

re-roof may be an option if allowed by your local building code,

but its putting good over bad and its not stripping back to the wood

to look for rot and hidden damage

I’m not from Michigan, and I can only guess at between $6,000 and $8,000

If your not sure it’s the roof, Definitely check out what Rebel1 said first

poorly insulated AC ducts can sweat leaving water stains

or you may just have a fixable leak

You're getting a lot of good info so I won't repeat. We had our roof done on our 100+ year old house, two porches and a patio this summer. Lots of goofy angles and such, old houses are such fun sometimes!

We had one layer of shingles and opted to leave them. Roofer who got the contract was the only one who inspected the attic to make sure there were not any structural issues before hand. We went with a metal roof and the insulating "bubble wrap" under it. Completely trimmed out, stainless screws, stainless snow breaks and 3 acrylic panels for in the patio roof.

They did a wonderful job, trimmed out to perfection. 40 year warranty on the paint, have it repainted a time or two and it will last 100 years. Totally recyclable at the end of it's life span also.

Cost was a tab over $6,300 for everything. Get at least 3, 5 is better, estimates. Ask for referrals and check them. I knew this gentleman did wonderful work because I had already seen several homes he had done. I got the different estimates any way to compare. He was the middle priced one but he used materials that were better than the other guys. One guy took a lot of short cuts which was not acceptable.

Have someone check and see if the leak is repairable and what condition the roof is in and plan from there. You might be able to spend a couple hundred for a good repair and get another 4-5 years if the roof isn't terrible. Most companies will not do partial roof work. Sealing the new roof and the old roof is extremely problematic and they just won't do it.

The upstairs is already much cooler than it was before. We're working on getting the trim done and all the caulking at the soffit areas finished now and that should seal the old gal up pretty well.

If they can find the leak they can repair it. But you may also have water damage to your roofing joists and that costs a lot extra so get right on it before you have more.

Also, you can overlay a metal roof over your existing roof. Due to the current economy the price might even be close to asphalt shingles. The benefits can be reduced cooling costs in summer, and in many cases a 50 year warranty. The new ones aren't noisy like the old ones either and have a higher R factor than shingles.

Google metal roofs and many of the sites have cost calculators but you will really need a local person to come out and give you a firm local price estimate.

Good luck

What makes you so sure it's the roof it may be a problem with plumbing in the attic or bad ventilation leading to condensation of some sort thus causing the paint to bubble so you could go to the expense of replacing your roof and still be left with the problem so if I were you I'd get some contractor to source the problem first and then take action if he says you need a roof repair then get one if it's a plumbing or ventilation problem then get that addressed as a previous poster mentioned 35k for a new roof is an awful lot to spend without being 100% sure that is the fix it might only mean spending a fraction of that to sort this out.

It doesn't hurt to call for estimates.

A lot of people out of work, and need business. Ask your friends & families for names.

if you want to buy a new one it'll be atleast 35,000