What Should a Roof Replacement Estimate Actually Include?
Replacing a roof is a big investment, and the number at the bottom of the estimate is only part of the story. Two estimates for the same house can come in thousands of dollars apart, and usually it’s because they aren’t pricing the same job. One might include new ventilation and decking allowances. The other might be counting on laying shingles over whatever is already there.
At Orlando’s Pro Roofing & Gutters, we’d rather you understand what you’re paying for before you sign anything. Here’s what we put into every roof replacement estimate for homeowners in Arlington, Marysville, Stanwood, Camano Island and around Snohomish and Skagit County, and what to look for when you’re comparing bids.
It Starts on the Roof
A good estimate needs someone to actually get on the roof when it’s safe to. When Orlando comes out, he checks the shingles, flashing, vents, pipe boots, skylights and chimney areas, and takes photos along the way. Then he goes into the attic. A lot of what decides how a new roof will perform is underneath the shingles, and you can’t see it from the ground.
You get those photos with your estimate, so you can see exactly what we saw.
What a Complete Estimate Covers
- Existing roof condition. How many layers are there, what shape the shingles are in, and whether there are soft spots that point to damaged decking.
- Decking. Whether the roof has plywood, OSB or old plank boards, and how replacement of damaged sheets will be handled and priced.
- Attic ventilation and airflow. Intake at the eaves and exhaust at the ridge. In our wet climate, poor ventilation shows up as moisture in the attic and shortens the life of the roof.
- Materials and installation options. The specific shingle line and color, underlayment, ice and water membrane, drip edge and ridge cap, not just “architectural shingles.”
- Flashing and other critical details. Chimneys, skylights, walls and valleys are where most leaks start.
- Manufacturer and workmanship warranties. What’s covered, for how long and by whom.
Older homes are a good example of why this matters. The photo above shows plank decking with gaps between the boards, found on a tear-off. Modern shingles need a solid nailing surface, so this roof needed new plywood before anything else went on. An estimate that doesn’t mention decking doesn’t make that problem go away. It just moves it to a change order.
Complex Roofs Need More Planning
A simple gable roof is straightforward. A roof with several valleys, dormers, skylights, a chimney and changes in pitch takes more staging and more attention at every spot where two surfaces meet. Those transitions are where leaks tend to show up years later if the details were rushed.
When you’re getting bids, ask each contractor how they handle those areas, not just which shingle they plan to use.
Our Tip: Compare More Than the Price
Line the estimates up side by side and check that they cover the same materials, the same decking and ventilation work, and the same warranties. If one is much cheaper, find out what’s missing.
If you want a ballpark before anyone comes out, the Free Roof Estimate button on our website gives you an initial price from aerial measurements and our pricing. It’s a starting point, and the final number comes after an on-site inspection.
Roof Replacement Estimates in Arlington and Nearby
For a free, detailed estimate for roof replacement in Arlington, WA, or anywhere in Smokey Point, Marysville, Stanwood or on Camano Island, call Orlando’s Pro Roofing & Gutters at 425-397-1985 or request an estimate online.