Roofing estimate template: every line item for a re-roof
A roofing estimate template for a residential re-roof needs five parts: the job header, the measured quantities with a waste factor, the line items (tear-off, decking allowance, underlayment, ice and water, drip edge, starter, shingles, ridge, flashing, vents, pipe boots, dump fees, permit and labor), the terms (warranty, payment schedule, exclusions) and an expiry date. The full template is below, with a worked example. Alvin fills it in from the measurement report and your price sheet, and holds the draft for you to review.
On this page
What a roofing estimate template must include
Before the line items, the header has to make the document stand on its own. A homeowner will forward it to a spouse, a lender or an insurance adjuster, and none of them were on the roof with you.
- Your company: name, license number where one is required, phone, email.
- The customer and property: name, job address, date of inspection.
- The roof: measured squares, pitch, number of existing layers, source of the measurement (report or hand measure).
- Estimate number, date and expiry date.
- Scope summary: two or three sentences in plain words, such as "Remove one layer of shingles and replace with architectural shingles on all slopes of the main house. Detached garage not included."
The line items, section by section
Copy this table into your estimating tool or spreadsheet. Keep the order: it follows the job from tear-off to cleanup, which is how a homeowner pictures the work.
Scroll sideways to see every column.
| Line item | Unit | What to write on the line |
|---|---|---|
| Tear-off | Square | Number of layers removed, down to the deck |
| Decking allowance | Sheet | Sheets included in the price, and the price per extra sheet |
| Underlayment | Square | Type (synthetic or felt) and where it goes |
| Ice and water shield | Roll or linear foot | Locations: eaves, valleys, around penetrations |
| Drip edge | Linear foot | Eaves and rakes, color |
| Starter strip | Linear foot | Eaves, and rakes if you run it there |
| Shingles | Square | Manufacturer, line and color, quantity with waste |
| Hip and ridge cap | Linear foot | Product, matched to the shingle line |
| Flashing | Linear foot or each | Step, counter, chimney and wall flashing: new or reused, and say which |
| Ventilation | Linear foot or each | Ridge vent or box vents, intake if you are adding any |
| Pipe boots | Each | Count and type |
| Dump fees | Lump sum | Dumpster or trailer, haul-off included |
| Permit | Lump sum | Who pulls it and whether the fee is included |
| Labor | Square | Installation, with any steep or two-story charge shown |
| Cleanup | Included | Magnetic sweep, gutters cleared, property protection |
Some shops show a price per line, others quantities and one total. Either works if the quantities are there.
Waste factor and the decking allowance
These two lines cause most of the arguments after the job, so write them carefully.
Waste factor. Shingles are cut at hips, valleys and rakes, so you order more than the measured area. A simple gable needs less extra than a cut-up hip roof. State the measured squares and the ordered squares separately, for example "25 squares measured, 12% waste, 28 squares ordered". Most measurement reports suggest a waste range for the roof they measured.
Decking allowance. Nobody can see rotten decking until the shingles are off. Include a set number of sheets in the price and give the price for each sheet beyond that. Then the homeowner has already agreed to the rate before the crew finds the soft spot over the bathroom.
Worked example: a 25-square re-roof
All numbers below are examples to show the layout. Use your own price sheet.
Scroll sideways to see every column.
| Line item | Quantity | Example price | Example total |
|---|---|---|---|
| Tear-off, one layer | 25 sq | $60 | $1,500 |
| Decking allowance (extra sheets $85 each) | 3 sheets | $85 | $255 |
| Synthetic underlayment | 25 sq | $28 | $700 |
| Ice and water shield, eaves and valleys | 4 rolls | $110 | $440 |
| Drip edge | 240 ft | $2.50 | $600 |
| Starter strip | 240 ft | $1.50 | $360 |
| Architectural shingles (12% waste) | 28 sq | $135 | $3,780 |
| Hip and ridge cap | 60 ft | $6 | $360 |
| Chimney and wall flashing, new | Lump sum | $450 | |
| Ridge vent | 40 ft | $9 | $360 |
| Pipe boots | 4 | $45 | $180 |
| Dump fees | Lump sum | $550 | |
| Permit | Lump sum | $250 | |
| Installation labor | 25 sq | $120 | $3,000 |
| Example total | $12,785 |
Example payment schedule for this job: $1,285 at signing, $5,750 when materials are delivered, $5,750 at completion. The three payments add up to the total, and the estimate says what "completion" means (final cleanup done, not the day the last shingle goes on).
Terms: warranty, payment schedule, exclusions, expiry
- Warranty terms. State your workmanship warranty in years and what it covers. Name the manufacturer warranty separately and say whether you will register it. See how roof warranty registration works.
- Payment schedule. Amounts or percentages tied to events: signing, delivery, completion. List the payment methods you take.
- Exclusions. Write what is not in the price: decking beyond the allowance, gutters, skylight replacement, fascia or soffit repair, interior damage, satellite dish realignment, code upgrades found after tear-off.
- Change orders. Say that extra work is priced and approved in writing before it is done.
- Expiry date. Shingle prices move. Many shops hold a price for 15 to 30 days; pick a window you can honor and print the date.
Contract terms, deposit limits, license disclosures and cancellation notices vary by state and city. This article is general information, not legal advice. Check the rules that govern your business before you use any template.
Common roofing estimate mistakes
- No decking rate. The price per extra sheet gets negotiated on the driveway with the roof open.
- "Flashing as needed." Say new or reused, and where. Reused flashing is a common source of callbacks.
- Measured squares shown as ordered squares. The waste goes missing and so does the margin.
- Old prices. The estimate was built from a price sheet nobody updated after the last supplier increase.
- No expiry date. A homeowner calls back four months later and expects the same number.
- No follow-up. A good estimate still needs a nudge. See roofing estimate follow-up for a schedule.
What Alvin handles and what stays with you
| Alvin does | You do |
|---|---|
| Reads the measurement report and fills the template with quantities, including waste | Inspect the roof and decide the scope |
| Prices each line from your price sheet and flags lines with no price | Set and update the price sheet and your margins |
| Drafts the estimate in your CRM or as a document with your brand | Review, adjust and approve before anything goes to the customer |
| Sends the approved estimate from your own email, with a receipt of who approved it | Answer scope and price questions from the homeowner |
| Checks for stale estimates and drafts follow-ups for approval | Decide on discounts and when to walk away |
To check squares and bundles before you price a roof, use the free roofing square calculator.
Frequently asked questions
What should be included in a roofing estimate?
A roofing estimate should include your company and license details, the property address, measured squares and pitch, each line item with a quantity, the total, warranty terms, a payment schedule, exclusions and an expiry date. The line items for a re-roof are tear-off, decking allowance, underlayment, ice and water shield, drip edge, starter, shingles, ridge cap, flashing, vents, pipe boots, dump fees, permit and labor.
How much waste factor should a roofing estimate use?
It depends on the roof. A simple gable roof needs less extra material than a hip roof with many valleys and dormers. Use the waste range on your measurement report as a starting point, adjust for what you saw on site, and show measured and ordered squares on separate lines.
What is a decking allowance on a roof estimate?
A decking allowance is a set number of sheets of roof decking included in the price, plus a stated price for each extra sheet. Rotten decking cannot be seen until tear-off, so the allowance sets the rate in advance and avoids a dispute mid-job.
How long should a roofing estimate be valid?
Many roofing companies hold an estimate for 15 to 30 days because material prices change. Choose a window you can honor with your supplier's current pricing and print the expiry date on the estimate.
Is a roofing estimate the same as a contract?
Not always. An estimate states a price for a scope; a contract is the signed agreement with the terms your state requires. Many shops combine them in one document with a signature block. Check your state's rules for home improvement contracts.
Get the estimate drafted before you are back at the office.
Forward the measurement report to Alvin. Alvin builds the estimate from your price sheet and holds it for your review.