Division 07 · Low-slope renovation
Roofing renovation estimates for low-slope roofs that still have life left in them
Most commercial roofs are not replaced; they are renovated. A re-cover lays new membrane and cover board over a dry existing assembly, a restoration coating extends a sound membrane by ten years for a fraction of tear-off cost, and both depend on knowing exactly how much of the roof is wet. Our renovation estimates start from the core cuts and moisture survey, price the removal and replacement of saturated insulation by the square foot, build the tapered polyiso from the drain layout, and quantify the membrane, flashings, drains and edge metal according to the manufacturer's assembly.
- 5.0 Google
- 4.9 Trustpilot
- 4.9 Clutch
minimum design slope built into tapered insulation layouts per IBC Chapter 15
24–48 hours
Typical turnaround
07 · 02 · 22 · 05
CSI divisions
XLSX · PDF
You receive
Part of Roofing Estimating
Back to roofing estimatingOverview
Re-cover, restoration or replacement: how the estimate decides
A low-slope renovation estimate begins with the condition of what is there.
Core cuts tell us the existing assembly layer by layer, from deck type through vapor retarder, insulation, cover board and membrane, and an infrared or nuclear moisture survey tells us how much of that insulation is wet. The IBC allows a re-cover only when the existing roof has one membrane, is not water-soaked and the deck is sound, so the moisture survey decides whether the project is a re-cover with isolated wet removal, a restoration coating over a sound membrane, or a full tear-off that belongs on our roof replacement page.
For a re-cover we quantify wet insulation removal and replacement by the square foot from the survey map, then build the new assembly per the manufacturer's specification: a separator or cover board, tapered polyiso where ponding must be corrected, crickets between drains, and the new TPO, PVC, EPDM or modified bitumen membrane with its attachment method. Mechanically attached systems are priced by fastener and plate count in field, perimeter and corner zones per the wind uplift design; fully adhered systems by gallons of bonding adhesive per square. Flashings at walls, curbs, pipes and drains are measured in linear feet and counted per penetration.
Restoration coatings follow their own math. Silicone, acrylic or polyurethane systems are priced in gallons from the manufacturer's coverage rate per square at the specified dry mil thickness, plus a primer where the existing membrane needs it, reinforcing fabric and mastic at every seam, flashing and penetration, and the pressure washing and seam repair that come before the first coat. Whichever route the roof takes, we price drains, scuppers, overflow provisions and edge metal to the current code and ANSI/SPRI standards the manufacturer's warranty references, so the estimate reflects a roof that qualifies for the 15- or 20-year warranty the owner is paying for.
Low-slope renovation quantities we take off
From the roof plan, moisture survey, core cut log, drain layout and the manufacturer's assembly specification.
Core cuts and moisture survey mappingEA / SF
Existing assembly by layer and wet areas plotted on the roof plan for removal pricing
Wet insulation removal and replacementSF
Cut-out, disposal and infill of saturated polyiso or perlite to match existing thickness
Membrane preparationSF / LF
Pressure washing, cutting blisters and ridges, removing ballast or gravel, seam repairs before re-cover or coating
Separator and cover boardSF
Gypsum, HD polyiso or asphaltic cover board over existing membrane or new insulation
Tapered polyiso and cricketsSF / BF
Tapered insulation by slope and thickness, saddles and crickets between drains and behind curbs
Single-ply or modified bitumen membraneSQ
TPO, PVC, EPDM by mil thickness or two-ply modified bitumen, with laps and waste
Attachment and adhesionEA / GAL
Fasteners and plates by field, perimeter and corner zone, or bonding adhesive and induction welds
Base and wall flashingsLF
Membrane flashing at parapets, curbs and expansion joints, termination bar and counterflashing
Drains, scuppers and overflowsEA
Retrofit drains, drain bowl inserts, overflow scuppers, conductor heads and strainers
Edge metal and copingLF
Gravel stop, drip edge, fascia and parapet coping by profile, gauge and finish
Restoration coating systemsGAL / LF
Primer, base and top coats by gallon, reinforcing fabric and seam mastic
Labor, access and stagingHRS / LS
Crew hours by task, crane or hoist time, material loading, safety rails and warning lines
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
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.
Then step 2
- 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.
Then step 3
- 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.
Then step 4
- 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.
Bid-ready
Estimate types
What type of roofing renovation estimating can you get?
Match the estimate to where your project is. Every option is priced as a flat fee before work begins.
- 01
Single-ply re-cover bid
Complete re-cover pricing for TPO, PVC or EPDM over an existing assembly with wet removal, cover board, tapered crickets, membrane, flashings and edge metal per the specified system.
Best for Commercial roofing contractors
Precision±5%Turnaround48 hours - 02
Restoration coating estimate
Gallons, primer, fabric and prep labor for silicone, acrylic or polyurethane restoration over metal, modified bitumen or single-ply, with warranty-term options.
Best for Coating applicators and building owners
Precision±5%Turnaround24–48 hours - 03
Re-cover versus replace comparison
Side-by-side pricing of re-cover, restoration and full tear-off on the same roof, with life-cycle notes so owners can choose by budget and remaining service life.
Best for Owners, consultants and property managers
Precision±7%Turnaround48 hours - 04
Wet insulation removal pricing
Removal and infill priced per square foot from the moisture survey, with contingency unit rates for additional wet area discovered during the work.
Best for Active renovation projects
Precision±4%Turnaround24 hours - 05
Portfolio roof renovation program
Building-by-building renovation budgets across a campus or portfolio from roof reports and surveys, prioritized by condition for multi-year capital planning.
Best for Facility directors and REITs
Precision±10%TurnaroundPer portfolio
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.
- XLSX
Estimate workbook
Quantities, unit costs, labor hours and totals organized by CSI division, with subtotals, markups and a bid summary tab.
- PDF
Marked-up plans
Color-coded takeoff drawings showing exactly where every measured quantity came from.
- XLSX
Material procurement list
Consolidated material quantities with waste factors applied, ready to send to suppliers for quotes.
- XLSX
Labor hours by task
Crew-based labor hours and productivity rates so you can check the schedule against the estimate.
- PDF
Assumptions and exclusions log
Every clarification, allowance and exclusion documented so your proposal scope is defensible.
- PDF
Bid summary sheet
A proposal-ready one-page summary with overhead, profit, bonds and contingency applied.
98%
takeoff accuracy on awarded projects
Why LEEDS
Why contractors switch to LEEDS
An estimating desk that behaves like an extension of your team, not a software subscription.
Estimates built from the core cut log and moisture survey, so wet insulation removal is priced from data rather than guessed.
Tapered polyiso laid out from the drain locations, at 1/4:12 minimum with crickets and saddles counted individually.
Membrane attachment priced by uplift zone, with field, perimeter and corner fastening patterns taken from the design.
Restoration coatings quantified in gallons, from manufacturer coverage rates at the specified dry mil thickness.
Drains, overflows, scuppers and ES-1 rated, edge metal priced to current IBC Chapter 15 requirements.
Re-cover, restoration and replacement compared, on the same roof when the owner needs help choosing a route.
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
Roofing Renovation Estimating FAQs
Straight answers on scope, turnaround, pricing and deliverables.
What is the difference between a re-cover and a restoration coating estimate?
A re-cover prices a new membrane and cover board installed over the existing dry assembly, with isolated wet insulation replaced, new flashings and often new edge metal. A restoration coating prices cleaning, seam and flashing repair, primer and the fluid-applied coats in gallons over a membrane that is still sound. Re-covers cost more and add a full membrane; coatings extend what exists.
How do you price wet insulation removal when the survey is only an estimate?
We price the wet area shown on the infrared or nuclear survey map at a removal and infill rate per square foot, then add a stated contingency, often 10 to 15 percent of the surveyed area, and give you the unit rate for anything beyond that. The owner sees a firm number for known conditions and a pre-agreed rate for discoveries.
Can you design and quantify the tapered insulation layout?
We quantify it. From the drain locations and roof dimensions we lay out tapered polyiso at the specified slope, typically 1/4:12 minimum, with crickets between drains and saddles behind curbs, and convert the layout to board feet by thickness and panel count so the supplier can quote it. Where the manufacturer provides a tapered shop drawing we reconcile our quantities to it.
How is membrane attachment quantified?
For mechanically attached systems we count fasteners and plates in field, perimeter and corner zones using the uplift pressures on the drawings and the manufacturer's fastening pattern, since corners can need three times the field density. For fully adhered systems we price bonding adhesive in gallons per square at the coverage rate, and for induction-welded systems we count plates and welds.
Do you include drains, overflows and edge metal in a renovation estimate?
Yes. Retrofit drain inserts, new overflow scuppers where the IBC requires secondary drainage, conductor heads, strainers and ES-1 rated edge metal or coping are each counted or measured, because manufacturer warranties and the building code both require them and adjusters and consultants look for them first when reviewing a bid.
How long does a commercial roofing renovation estimate take?
A single-building re-cover or coating estimate with a roof plan and survey is returned within 48 hours. Multi-section roofs with several assemblies, phased hospital or school work and portfolio programs are scheduled individually, and we confirm the delivery date before we begin. Rush turnaround is available for bid deadlines.
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 roofing renovation estimating quote?
Upload your plans and get a fixed quote within 2 business hours. Most estimates are delivered in 24–48 hours.