Division 07 · Roof remodeling
Roofing remodeling estimates for roofs that are changing shape, not just surface
A remodel touches the roof when the roof itself changes: a shed dormer pushed through the back slope, a 4:12 ranch re-pitched to 8:12 for attic space, a thirty-year shingle roof converted to standing seam, or a bank of skylights cut into a kitchen ceiling. Each of those moves creates framing, transitions and flashing conditions that a straight re-roof never sees. We estimate roofing remodels as a combined scope, with the Division 06 framing, Division 05 metal, Division 08 skylights and Division 07 roofing on one workbook so nothing falls between trades.
- 5.0 Google
- 4.9 Trustpilot
- 4.9 Clutch
framing, metal, openings and roofing reconciled on one remodel workbook
Part of Roofing Estimating
Back to roofing estimatingScope of takeoff
Roofing remodel quantities we take off
Framing, deck, roofing, metal and openings measured together from the existing conditions survey and the remodel drawings.
- 01
Selective roof demolitionSF / TON
Removal of roofing, sheathing and framing within the remodel footprint, with debris disposal
Dormer, re-pitch or opening area from demolition plan
- 02
Dormer and roof framingBF / EA
Rafters, ridge boards, headers, trimmers, dormer walls, cheek walls and ceiling joists
Framing plan and section with engineer's details
- 03
Re-pitch trusses or raftersEA / BF
New trusses or stick framing, gable wall extensions, collar ties and bracing for a raised pitch
Truss layout or rafter spacing from the new roof section
- 04
Structural reinforcementBF / EA
Sistered rafters, purlins, struts and posts required for heavier tile or slate
Engineer's letter and structural notes
- 05
New sheathing and deck prepSF
Sheathing on new framing, overlay or re-nailing of existing deck for metal or tile
New true roof area plus prep area over existing
- 06
Roofing system by areaSQ
Shingle, standing seam, tile or slate over new and disturbed areas, with blend-in to roofing that remains
Plane area times pitch factor with remodel waste
- 07
Transition and tie-in flashingLF / EA
Pitch transitions, new-to-existing tie-ins, dormer sidewall step flashing, headwall and cricket details
Each intersection measured on the new roof plan
- 08
Skylights and roof windowsEA
Units by size, curb or deck-mount flashing kits, headers and light-shaft framing
Window schedule and reflected ceiling plan
- 09
Dormer windows and sidingEA / SF
Dormer windows, trim, siding or cladding on dormer face and cheeks
Dormer elevations
- 10
Metal roofing accessoriesLF / EA
Panel clips, Z-closures, ridge and hip caps, eave and rake trim, snow guards where specified
Per panel run and perimeter from manufacturer details
- 11
Interior patchingSF
Drywall, insulation, light-shaft finishes and paint where ceilings are opened
Ceiling area disturbed by the remodel
- 12
Labor and weather protectionHRS / LS
Carpentry and roofing hours, overnight tarping, interior protection and small-crew factors
Productivity by task on an occupied home
Overview
Why a roofing remodel is estimated differently from a re-roof
A re-roof replaces a surface on a shape that already exists. A roofing remodel changes the shape, and the cost follows the geometry. Adding a dormer removes rafters or truss webs, which means headers, trimmers and often an engineer's letter; the new dormer brings its own ridge, two valleys, sidewalls, a front wall and a window, each with flashing and siding that did not exist before. Re-pitching a roof means new rafters or trusses, taller gable walls, longer sheathing runs and a larger true roof area, since the same footprint at 8:12 carries roughly 14 percent more surface than at 4:12.
Changing the roof material is a structural question before it is a roofing question. Shingle to standing seam metal lightens the roof and may need a solid deck or purlins and a slip sheet; shingle to concrete tile adds 900 to 1,000 pounds per square and nearly always triggers a rafter or truss check; slate is heavier still. We carry the deck preparation, any sistering or purlin framing the engineer calls for, and the material-specific accessories such as panel clips, Z-closures, tile battens and bird stops, then price the transition details where new material meets existing roofing, walls or chimneys that stay.
Skylights, roof windows and tubular daylight devices are the most common small roofing remodel and the most frequently underpriced, because each unit carries a framed curb or deck opening, headers in the rafter bay, a manufacturer flashing kit matched to the roof material, ice and water shield around the opening, interior light-shaft framing, drywall and paint. We count every one of those pieces per unit. Across all remodel types, labor is priced for working on an occupied home: interior protection, weather-tight overnight tarping, smaller crews and the sequencing that keeps the house dry while the roof is open.
Estimate types
What type of roofing remodeling estimating can you get?
Match the estimate to where your project is. Every option is priced as a flat fee before work begins.
Dormer addition estimate
Demolition, framing, roofing, siding, windows and interior finish for shed, gable or eyebrow dormers, with structural notes from the engineer carried as line items.
- Accuracy
- ±5%
- Turnaround
- 24–48 hours
Roof re-pitch estimate
New trusses or rafters, gable extensions, larger deck and roofing area and the tie-in to existing walls for raising or changing a roof slope.
- Accuracy
- ±6%
- Turnaround
- 48 hours
Material conversion estimate
Shingle to standing seam, shingle to tile or shake to shingle, with deck preparation, structural checks and material-specific accessories priced together.
- Accuracy
- ±4%
- Turnaround
- 24–48 hours
Skylight package pricing
Per-unit pricing for skylights and roof windows including openings, headers, flashing kits, light shafts and finishes, repeatable across a project.
- Accuracy
- ±4%
- Turnaround
- 24 hours
Design-stage roof remodel budget
Early budgets from a designer's sketches with options for dormer count, pitch and material, so homeowners can decide before drawings are finished.
- Accuracy
- ±10%
- Turnaround
- 24 hours
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.
- 1
Step 1
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.
- 2
Step 2
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.
- 3
Step 3
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.
- 4
Step 4
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.
Framing, roofing, metal and skylights estimated
On one workbook so nothing is lost between the carpenter and the roofer.
Structural implications of heavier tile or
Slate flagged with the reinforcement the engineer's letter calls for.
Dormer geometry generates its own ridge
valleys, sidewalls and flashing lines, each measured rather than allowed for.
Re-pitch estimates recalculate true roof
Area and sheathing from the new slope, not the old footprint.
Transition and tie-in details priced individually
At every point where new roofing meets what stays.
Skylights carried as complete units with headers
flashing kits, ice and water shield and light-shaft finishes.
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.
On site and on the drawings
The work behind every roofing remodeling estimating
Tap any image to open it full screen.
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
“Having a design-development estimate before we finished CDs let us value-engineer the envelope while it still mattered. Clear, fast, and the estimators speak our language.”
Aisha Bello
Principal, Bello Architecture Studio · Atlanta, GA
“Lumber lists, finish schedules and allowances in a format our clients actually understand. The assumptions log alone has saved us from two scope disputes.”
Luis Herrera
Project Manager, Sierra Ridge Homes · Phoenix, AZ
CSI divisions
CSI MasterFormat divisions we cover
Estimates are organized by division so they drop straight into your cost codes and schedule of values.
Highlighted divisions are the primary scope on this page.
FAQ
Roofing Remodeling Estimating FAQs
What makes a dormer addition expensive to estimate correctly?
A dormer removes structure and adds geometry. Cutting rafters or truss webs requires headers, trimmers and usually an engineer's letter; the dormer itself adds a ridge, two valleys, sidewalls, a front wall, a window and siding, each with flashing. We measure every one of those elements from the dormer section and elevation instead of pricing the dormer as a square-foot allowance.
Can my existing roof structure carry tile or slate?
That is an engineering question and we do not answer it for you, but we do price what the engineer decides. Concrete tile adds roughly 900 to 1,000 pounds per square and slate more, so we carry the sistering, purlins or struts shown in the structural letter as line items and flag the structural review itself as a required cost in the assumptions log.
How does re-pitching change the roofing quantities?
The footprint stays the same but the true area grows with the pitch factor, so moving from 4:12 to 8:12 adds about 14 percent more sheathing, underlayment and roofing, plus taller gable walls, longer rafters and more linear feet of rake. We recalculate every quantity from the new section rather than scaling the old roof, and we carry the demolition of the existing roof structure separately.
What does a shingle-to-metal conversion estimate include beyond the panels?
Tear-off and disposal of the shingles, deck inspection and re-nailing or overlay, a synthetic high-temperature underlayment or slip sheet, panels by length and width with the specified gauge and finish, clips, Z-closures, ridge and hip caps, eave and rake trim, pipe boots rated for metal, snow guards where specified and the transition details where metal meets masonry or existing shingle that remains.
How are skylights priced in a roofing remodel?
Per unit, as a complete assembly. Each skylight carries the roof opening and header framing, the unit itself by size and glazing, the manufacturer flashing kit matched to the roof material, ice and water shield around the curb, interior light-shaft framing, insulation, drywall and paint, and the roofing patch where the opening disturbs existing shingles. Multiple units of the same size are priced at a repeat rate.
What drawings do you need for a roofing remodel estimate?
At minimum, a roof plan or aerial of the existing roof, the proposed roof plan and a section through the change, and photos of the existing conditions. For dormers and re-pitches we also want the framing plan and the engineer's letter. When only a designer's sketch exists we build a budget with stated assumptions and refine it once drawings are produced.
Related
Related estimating services
Most projects need more than one trade. Bundle them into a single upload and we price the whole scope together.
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Ready for a roofing remodeling estimating quote?
Upload your plans and get a fixed quote within 2 business hours. Most estimates are delivered in 24–48 hours.