Tags: Cost & Pricing, Hiring a Roofer
If you have ever looked at a roofing estimate and felt like you were reading a foreign language, you are not alone. Most homeowners have no idea what all those line items mean, and some contractors count on that. Let me walk you through what should be in a complete estimate so you know exactly what you are paying for.
What should be included
Tear-off and disposal. The removal of your existing roof and the cost to haul it away. This includes the dumpster rental and disposal fees. Make sure the estimate specifies whether they are tearing off to the decking. If a company is proposing to roof over your existing layer, that should be a red flag for most situations.
Decking inspection and repair. A good estimate will include a per-sheet price for decking replacement. Nobody knows exactly how much decking will need to be replaced until the old roof comes off, but the estimate should tell you what you will pay per sheet if repairs are needed. We charge per sheet and communicate with you before doing any decking work.
Ice and water shield. This self-adhering membrane goes along the eaves, in the valleys, and around penetrations. It is required by code in Utah. Your estimate should specify it.
Synthetic underlayment. This goes over the entire deck as a secondary water barrier beneath the shingles. It should be specified by name or type.
Drip edge. Metal edging along the eaves and rakes. Required by current building code. If your estimate does not mention it, ask.
Starter shingles. The first course of shingles along the eaves. They provide the adhesive bond and water seal at the most vulnerable edge of the roof.
Field shingles. The main shingles covering the roof. The estimate should specify the exact product line, not just "architectural shingles." There is a big difference between a builder-grade shingle and a premium product.
Ridge cap shingles. The shingles that cover the ridge line at the peak. These are a separate product from the field shingles. Some estimates lump them in, but they should be called out.
Flashing. Step flashing, valley flashing, pipe boots, drip edge, and any chimney or wall flashing. The estimate should specify what is being replaced. If it does not mention flashing at all, something is being skipped.
Ventilation. Ridge vent, box vents, or whatever ventilation system is being installed. Proper ventilation is critical to your roof's lifespan and should be part of every replacement.
Pipe boots and penetration sealing. Every pipe, vent, and mechanical penetration through the roof needs proper flashing and sealing.
Cleanup and magnet sweep. Removal of all debris, protection of your property, and a thorough magnet sweep for nails.
Warranty information. Both the manufacturer warranty on materials and the company's workmanship warranty should be spelled out.
What is usually not included
A few things are typically outside the scope of a standard roofing estimate, and you should be aware of them.
Gutters and downspouts. Unless your gutters are damaged and need replacement, they are usually not part of a roofing estimate. We remove and rehang gutters as needed during the job, but replacing them is a separate scope.
Interior damage repair. If a leak caused ceiling stains, drywall damage, or mold inside your home, that is typically handled by a separate contractor. The roofing estimate covers the exterior work.
Structural repairs. If the roof structure itself, the rafters or trusses, is damaged, that is a different scope of work that may require an engineer's assessment.
Permits. Some estimates include the permit fee, others do not. Ask. A permit is required for most roof replacements in Utah, and you want to make sure it is being pulled.
How to use this when comparing bids
When you get multiple estimates, lay them side by side and go through this list. Check whether each estimate includes all of these items. If one estimate is significantly lower than the others, chances are it is missing something. That missing item is not a savings. It is a component your roof needs that is not being provided.
Have questions about your roof? We offer free roof assessments. We will take a look, tell you what we see, and give you honest recommendations. No pressure, no obligation. Give us a call or schedule online.
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