What Should a Roof Replacement Estimate Include?

Two roofing estimates for the same house can look nothing alike. One is a single number on a page; the other runs line by line. The detailed one is easier to trust, because you can see what you're actually paying for. Here's what a complete roof replacement estimate should spell out, and the questions to ask when something is missing.

1. Your roof's measurements

A good estimate says how big your roof is, usually in "squares" (one square is 100 square feet), and how much extra material is planned for waste on cuts, hips and valleys. If a bid doesn't say how the roof was measured, ask. Measurements drive almost every other line on the estimate.

2. The shingle, by name

"Architectural shingles" isn't specific enough. The estimate should name the manufacturer and product line, and say whether the shingle is impact-resistant and what its impact rating is. That's the only way to compare two bids fairly. At Lonestar, for example, our three systems use IKO Cambridge, IKO Dynasty (Class 3 impact-resistant) and IKO Nordic (Class 4 impact-resistant) shingles.

3. Every part of the roof system, not just shingles

A roof is a system. Look for each of these on the estimate:

• Tear-off of the old roof down to the decking, and how many layers are coming off
• Underlayment, and what kind (we use synthetic underlayment only)
• Ice and water protection in valleys and around penetrations
• Starter shingles and ridge cap
• New drip edge along the roof edges
• Pipe boots, vents and flashing, and whether they're being replaced or reused
• Disposal of the old roof

If one bid is much lower than another, check whether it leaves some of these out.

4. How bad decking is handled

Nobody can see the wood decking until the old shingles come off. A clear estimate explains what happens if soft or damaged decking turns up: how it's replaced and how it's billed. Surprises are much easier to handle when the answer is in writing before the job starts.

5. Warranties, in writing

There are usually two warranties on a new roof, and the estimate should name both:

• The manufacturer's warranty on the shingles themselves
• The contractor's workmanship warranty on the installation

Ask how long each lasts and what it covers. At Lonestar, our workmanship warranty is 5 years on our Good system, 10 years on Better and lifetime on Best, on top of the manufacturer's warranty.

6. Permits, cleanup and the final check

The estimate should say who pulls any required permit, how debris and stray nails are cleaned up (a magnetic sweep of the yard is standard on our jobs), and whether there's a final inspection when the work is done.

7. Payment terms

Look for when payment is due and what financing, if any, is offered. Read the terms of any financing before you sign.

If insurance is involved

If storm damage is being paid for through an insurance claim, your insurance company will write its own estimate of the damage. The coverage decision is theirs, and the claim is between you and your insurer. Texas law requires homeowners to pay their insurance deductible, so be wary of any contractor who offers to cover or waive it.

Get a detailed estimate

Every Lonestar replacement starts with a free 10-point inspection and ends with a written, line-by-line proposal built on our Good, Better & Best systems. Want a ballpark first? Try our instant online estimate, or call (888) 421-1688.