How a roof is priced
We do not list prices, because a roof's number comes from the roof. Here is what decides it, what you get, and when.
What decides the price
Every roof is priced from its own measurements and its own condition. These move the number most.
Roof area, in squares, and pitch
Valleys, dormers and chimneys
Shingle type, standard or impact-rated
Layers to tear off
Deck condition, found after tear-off
Ventilation, permit and code
What the estimate includes, and what it doesn't
It lists each item. Not in it, and priced as extras only if found: decking past the allowance, fascia and soffit rot, chimney masonry, skylights and gutters. On insurance work, your deductible is not in it.
Tear-off and disposal
Deck check, with a per-sheet price for bad boards
Underlayment, drip edge and flashing
Starter, shingles and ridge caps
Permit, if we pull it
Cleanup and a magnet sweep for nails
What happens at the visit
We walk the yard, look at the roof from above, check the attic and measure. You see the photos before we leave, and we say whether we would repair or replace.
Ground walk, then roof or drone
Attic check and measuring
Photos shown on the spot
When you get the number
In writing, after the visit and before any contract. The estimate shows repair and replacement, and the impact-rated option, each with its own total.
How and when you pay
The contract states each payment, when it is due and what is due before work starts. It also carries the state's trust-funds statement about the money you pay.
If the job changes
If the deck is worse than the estimate allowed, we show you the boards, price them per sheet as the contract says, and wait for your yes in writing.
Every figure in your estimate is written, itemized and yours to keep.
The report
What the written report looks like
It opens with the photos, hits and clean spots alike, then says in plain words what we found. After that comes the itemized estimate. You can hand it to your insurer, your HOA or another roofer.
Photos with the slope and location noted
Repair and replacement, each with a total
The shingle named, with its impact rating if it has one
A price per sheet for decking found bad
About prices and estimates
Why don't you list prices?
A roof's price comes from its own area, pitch, layers and condition, and a number from the web would be a guess. The written estimate gives the real one, item by item.
Can I compare your estimate with another?
Please do. Ours lists each item, the shingle by name and the allowance for bad decking, so another firm's can be set beside it line by line.
What is not in the estimate?
Anything we cannot see until the roof is open, such as rotten decking, is priced per piece in the contract. Your insurance deductible is not in it either.
Start with the inspection
You get the report and the number in writing. Nothing is signed until you have read it.