Division 07 · Tear-off and re-roof
Roof replacement estimates that price the tear-off, not just the new shingles
Replacing a roof means paying for the old one twice: once to pull it off and haul it away, and again when the deck underneath turns out to be rotten. Our roof replacement estimates count the layers to be removed, convert them to dumpster loads and tons, carry a deck repair allowance per square based on roof age and photos, and price the re-flashing, drip edge, ice and water shield and ventilation that current code requires but the old roof never had. When an insurance adjuster has written the scope, we match it line for line.
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Part of Roofing Estimating
Back to roofing estimatingScope of takeoff
Roof replacement quantities we take off
Removal, disposal, deck, code upgrades and the new system, each on its own line so the scope can be matched to an adjuster's estimate.
- SQ
Tear-off by layer
Removal of shingle, shake, tile or membrane layers, with second-layer and third-layer rates
- LOADS / TON
Debris disposal
Dumpster loads by container size and tipping fees by weight, including underlayment and nails
- SF / EA
Deck repair allowance
Replacement sheathing sheets, plank deck overlay and re-nailing to current fastening schedule
- LF / SQ
Ice and water shield upgrade
Self-adhered membrane at eaves, valleys, penetrations and low-slope transitions where code now requires it
- SQ
Underlayment
Synthetic or felt underlayment over the full deck
- SQ
New roof system
Architectural shingles, standing seam, tile, slate or membrane as specified or matched to the existing
- LF
Drip edge and starter
New drip edge at all eaves and rakes, starter strip at eaves and rakes
- LF / EA
Re-flashing
Step flashing, counterflashing cut into masonry, headwall apron, kick-outs and chimney crickets
- EA / LF
Pipe boots, vents and accessories
New pipe boots, exhaust caps, ridge vent, static vents and replaced satellite or flue penetrations
- LF
Gutter and downspout detach and reset
Detach and reset or replace gutters, downspouts and gutter guards disturbed by the tear-off
- LS
Site protection and cleanup
Tarps, plywood over landscaping and AC units, magnetic nail sweep and haul-off
- HRS
Tear-off and install labor
Removal hours by layer and pitch, installation hours by system, steep and high charges
Estimate types
What type of roof replacement estimating can you get?
Match the estimate to where your project is. Every option is priced as a flat fee before work begins.
Retail re-roof proposal
Homeowner-facing replacement pricing with tear-off, deck allowance, code upgrades and system options laid out as good, better and best so the sale closes at the kitchen table.
- Accuracy
- ±4%
- Turnaround
- 24 hours
Insurance claim supplement
Replacement scope built in Xactimate line items matched to the adjuster's estimate, with missing items such as drip edge, ice and water shield, ventilation and steep charges documented for supplement.
- Accuracy
- ±3%
- Turnaround
- Same day to 24 hours
Multifamily re-roof bid
Building-by-building tear-off and replacement quantities for apartment and townhome communities, with phasing, dumpster logistics and tenant protection carried per building.
- Accuracy
- ±5%
- Turnaround
- 48–72 hours
Commercial steep-slope replacement
Tear-off and re-roof of shingle, metal or tile on schools, churches and retail with staging, crane time and occupied-building protection itemized.
- Accuracy
- ±5%
- Turnaround
- 48 hours
Replacement reserve budget
Square counts and replacement cost by building from aerial measurement for HOA reserve studies and capital plans, with layer and age assumptions stated.
- Accuracy
- ±8%
- Turnaround
- Per portfolio
Overview
What a roof replacement estimate has to account for
A replacement estimate starts with what is coming off.
We identify the number of existing layers from photos, core samples or the inspection report, because tear-off labor and disposal double when a second layer of shingles sits under the first, and the IRC permits no more than two layers before full removal is mandatory. Each layer is converted to debris weight using typical figures per square for three-tab, architectural, wood shake, tile or built-up roofing, then to dumpster loads at the container size your hauler provides, with tipping fees priced for the project county. Tear-off hours are carried per square by layer and pitch.
Once the deck is exposed, the unknowns begin. We carry a deck repair allowance expressed in sheets of sheathing per square, scaled by roof age, visible sagging, prior leak history and whether the original deck is plank, plywood or OSB, and we state the unit price for additional sheets so change orders are priced before the crew finds the rot. Re-flashing is quantified rather than assumed: new step flashing at every sidewall, new counterflashing cut into chimney mortar joints, new pipe boots and new drip edge, since reusing thirty-year-old metal is the fastest way to a callback on a brand-new roof.
Code upgrades are the third cost center and the one most often missing from an insurance scope. Current IRC Chapter 9 and IBC Chapter 15 require ice and water shield at eaves in cold climates, drip edge at eaves and rakes, and attic ventilation that many older homes never had, and manufacturers condition their warranties on the same items. We list each upgrade as its own line with the code section cited, so you can present it to the adjuster as ordinance and law coverage or to the homeowner as a required add. The new roof system itself is then quantified exactly as a new roof would be, in squares by pitch with waste by complexity.
Process
How our estimating process works
Four steps from upload to a bid-ready estimate, with a senior estimator signing off before anything leaves our desk.
- 01
Upload plans and scope
Send your drawings, specifications and bid invitation through the secure upload form. We confirm scope, deadline and a fixed price within two business hours.
- 02
Digital quantity takeoff
Estimators measure every item from calibrated plans in Bluebeam and PlanSwift, color-coding each layer so quantities can be traced back to the drawing.
- 03
Pricing and labor
Quantities are priced with location-adjusted material costs, crew productivity rates and equipment, then marked up to your overhead and profit targets.
- 04
Senior review and delivery
A second estimator audits quantities and pricing, documents assumptions and exclusions, and delivers your Excel workbook, PDF summary and marked-up plans.
Why LEEDS
Why contractors switch to LEEDS
An estimating desk that behaves like an extension of your team, not a software subscription.
- Existing layers identified from photos or core samples so tear-off labor and disposal are priced for what is actually there.
- Debris converted to dumpster loads and tons by material type, with tipping fees priced for the project county.
- Deck repair carried as a stated allowance per square with a unit price for extra sheets, so change orders are pre-priced.
- Code-required ice and water shield, drip edge and ventilation listed as separate lines with the IRC or IBC section cited.
- Insurance scopes matched line for line in Xactimate so supplements for missing items are documented and defensible.
- Re-flashing quantified at every sidewall, chimney and penetration rather than reusing metal that is older than the roof.
Deliverables
What's included in your estimate package
Every deliverable is formatted so it can go straight into a proposal, a purchase order or an owner report.
Estimate workbook
Quantities, unit costs, labor hours and totals organized by CSI division, with subtotals, markups and a bid summary tab.
Marked-up plans
Color-coded takeoff drawings showing exactly where every measured quantity came from.
Material procurement list
Consolidated material quantities with waste factors applied, ready to send to suppliers for quotes.
Labor hours by task
Crew-based labor hours and productivity rates so you can check the schedule against the estimate.
Assumptions and exclusions log
Every clarification, allowance and exclusion documented so your proposal scope is defensible.
Bid summary sheet
A proposal-ready one-page summary with overhead, profit, bonds and contingency applied.
Tools
Estimating software and cost data we work in
Deliverables fit the tools your team already uses.
Bluebeam Revu
Calibrated PDF markup and measurement
PlanSwift
Digital takeoff and assemblies
RSMeans Data
Localized unit cost database
Xactimate
Insurance and restoration pricing
Microsoft Excel
Deliverables formatted to your template
Reviews
What contractors say after their first bid with us
What general contractors, subcontractors and developers say after bidding with our numbers.
“Squares, underlayment, flashing lengths, fastener counts, even the ridge vent. The waste factors were right for the roof pitch. Bid-ready out of the box.”
Greg Lindqvist
Estimator, Summit Roofing Co. · Kansas City, MO
FAQ
Roof Replacement Estimating FAQs
How do you figure out how many layers are on the existing roof?
From the photos you send, the inspection or adjuster report, or a core sample at the eave if one was taken. Layer count changes everything downstream, so when we cannot confirm it we price the tear-off for one layer and show the add for a second layer as a separate line with its own labor and disposal, which you can confirm on the first morning of the job.
How do you estimate dumpster loads and disposal tonnage?
We apply typical debris weights per square for each material, roughly 250 pounds for three-tab, 350 to 400 for architectural shingles, more for shake, tile and built-up roofing, multiply by layers and add underlayment and nails. The total is divided into loads at your hauler's container size and priced with the landfill tipping fee for the project location.
What deck repair allowance do you carry on a replacement?
It scales with the roof. A fifteen-year-old plywood deck with no leak history might carry one sheet per ten squares; a forty-year-old plank deck with staining in the attic might carry four sheets per ten squares plus a re-nailing allowance. The allowance and the unit price per additional sheet are both stated in the proposal so field discoveries become simple change orders.
Can you match my estimate to the insurance adjuster's scope?
Yes. We build the replacement in Xactimate line items using the same roof diagram and squares, then compare it against the adjuster's estimate to identify what is missing: drip edge, ice and water shield, starter, ridge cap counted separately, steep and high charges, ventilation and gutter detach and reset. Each supplement item carries a code citation or manufacturer requirement.
Which code upgrades usually appear on a re-roof?
The common ones are ice and water shield at eaves and valleys in climates where the IRC requires it, drip edge at eaves and rakes, replacement of any deck that will not hold fasteners, and attic ventilation brought up to the 1:150 or 1:300 ratio. Local amendments can add fastening patterns in high-wind zones, and we flag those when the project address falls inside one.
How fast can you turn around a roof replacement estimate?
Single-family replacements from photos and an aerial report are usually returned within 24 hours, and same-day service is available during storm season when you have a stack of inspections to price. Multifamily communities and commercial steep-slope replacements take 48 to 72 hours depending on the building count, and we confirm the date before starting.
Related
Related estimating services
Most projects need more than one trade. Bundle them into a single upload and we price the whole scope together.
Ready for a roof replacement estimating quote?
Upload your plans and get a fixed quote within 2 business hours. Most estimates are delivered in 24–48 hours.