What a roofing estimate is for
A roof is one of the biggest checks a homeowner writes, and the estimate is often compared side by side with two others. The one that wins is usually the one that is easiest to read: squares, layers, what goes under the shingles, what happens if the deck is rotten. Putting the decking price per sheet on the estimate up front saves the hardest phone call of the job, the one after tear-off.
What to put on a roofing estimate
- The roof size in squares and where the number came from: a tape measure, a satellite measurement or a drone.
- How many layers come off, and that disposal is included.
- The shingle brand, line and color, and the underlayment going under it.
- Every flashing item: drip edge, step flashing, chimney, pipe boots, and whether each one is new or reused.
- A per-sheet price for rotted decking, since nobody knows the count until the old roof is off.
- Ventilation: ridge vent, box vents or none, and why.
- Who pulls the permit, how long the price is good for, and the deposit to get on the schedule.
A worked example
A two-story house with one layer of old three-tab shingles, about 19 squares on the satellite measurement. The homeowner wants architectural shingles and asked whether the plywood is any good. The first two lines below are priced from our roof replacement calculator's typical figures; the rest are left for your own numbers.
| Line | Qty | Unit | Price | Amount |
|---|---|---|---|---|
| Architectural asphalt roof, installed * | 1,901 | sq ft | $5.25 | $9,980.25 |
| Tear off 1 old layer and haul away * | 1,901 | sq ft | $2.00 | $3,802.00 |
| Synthetic underlayment | 19 | square | Your price | |
| Ice and water shield at eaves and valleys | 140 | ft | Your price | |
| Drip edge, eaves and rakes | 210 | ft | Your price | |
| Pipe boots | 3 | each | Your price | |
| Replace rotted decking (per sheet, if found) | 0 | each | Your price |
The decking line is on the estimate at a quantity of zero. The customer sees the per-sheet price and signs knowing it, and on the day you change the count instead of writing a new price. The calculator works in square feet; if you price by the square, divide by 100 and multiply the price by 100.
* Typical price from our free roof replacement cost calculator, which lists its sources. Your own costs and market come first.
Line items roofers use
| Line item | Unit | How to write it |
|---|---|---|
| Tear off existing shingles and haul away | square | Say how many layers. A second layer is more labor and more dump weight. |
| Architectural asphalt shingles, installed | square | Name the brand, line and color so the customer knows what they are getting. |
| Synthetic underlayment | square | Covers the whole deck under the shingles. |
| Ice and water shield at eaves and valleys | ft | Measured along the eaves and valleys, or by the roll. |
| Drip edge | ft | Eaves and rakes. Pick the color to match the gutters or fascia. |
| Starter strip | ft | Along the eaves and rakes, under the first course. |
| Ridge cap shingles | ft | Along every ridge and hip. |
| Ridge vent | ft | Only where the attic has intake at the soffits to match it. |
| Replace rotted roof decking | each | Per sheet of plywood or OSB. Price it per sheet up front; you only know the count after tear-off. |
| Pipe boots and vent flashing | each | Count every plumbing vent and exhaust that comes through the roof. |
| Step and counter flashing at walls and chimney | ft | Say whether you reuse or replace it. |
| Dumpster and disposal | each | One line, or fold it into tear-off. Do not count it twice. |
| Permit and inspection | each | Pass the city's fee through at cost, or say it is included. |
| Roof repair labor | hour | For leak calls and small repairs, priced by the hour plus materials. |
Terms and deposit language for roofing
- Deposit. A deposit is due when the customer signs, so the shingles and underlayment can be ordered and the job put on the calendar. Some states cap how much you can take up front on home improvement work, so check yours before you set it.
- Payment. The balance is due when the roof is finished and the yard is cleaned up. If the customer is paying through an insurance claim, say who pays the deductible and when the insurance check is signed over.
- Warranty. Say two things separately: the shingle maker's warranty on the material, and your own warranty on the workmanship, with how many years each runs and what voids it.
- Rotted decking found at tear-off is replaced at the per-sheet price on the estimate, and the customer is shown the boards before you close them up.
- Weather can move the start date. Say how you will tell the customer and that a tarp goes on any open section at the end of each day.
- Say who handles the permit and who is home for the inspection.
How to fill it in
- Put in your business details once; this browser keeps them for every template.
- Fill in the customer and the job.
- Change the line items to fit this job and add your prices.
- Set tax, the deposit and the good-until date.
- Print to PDF, download Word or CSV, or send it from Koira.
Free tools for roofing
- Roof replacement cost calculator
- Roof measurement tool
- Satellite measuring tool
- Gutter installation cost calculator
The same estimate for other trades: appliance repair, auto detailing, carpet cleaning, chimney, house cleaning, commercial cleaning, concrete, drywall, electrical, fence, flooring, garage door, general contractor, gutter, handyman, hvac, irrigation, junk removal, landscaping, lawn care, locksmith, moving, painting, pest control, plumbing, pool service, pressure washing, remodeling, septic, snow removal, solar, tree service, waterproofing, window cleaning.
More for roofers: how roofers run on Koira.