Estimates

How pricing works

We do not post prices, because a roof is not a product. Here is what decides yours, and when you get the number.

What decides the price
Fifteen things move the number on a roof, listed below. We go through them at the visit, and each one shows on the written estimate.
- Size, pitch and how many hips and valleys
- Material and how many layers come off
- Deck condition, found after tear-off
What the estimate includes, and what it doesn't
A written estimate lists the work line by line. If it is not on the estimate, it is not in the price.
- Includes tear-off, deck check, underlayment, edges, flashing and shingles
- Includes permit, clean-up and warranty papers
- Not included: rafter or fascia rot, chimney masonry, skylights, interior repairs
What happens at the visit
A lead walks the roof, checks the attic and shows you photos. The visit itself is not a sales call.
- Nine steps, listed below
After hours
A night, weekend or holiday call-out is billed at an after-hours rate. We say the rate on the phone before the truck leaves, and you can decline.
When you get the number
A repair is quoted before work starts. A replacement is quoted in writing after the visit, with options side by side.
If the job changes
Bad decking is found only after tear-off. The estimate states a per-sheet price in advance, and any other change is agreed in writing first.

The fifteen

What moves the price

Roof area
Measured in squares of 100 square feet.
Pitch
A steep roof needs staging and more time.
Complexity
Hips, valleys and dormers add cuts and flashing.
Material
Shingle line, metal profile or something else.
Layers to remove
Two layers take longer to remove and cost more to haul.
Deck condition
Known only after tear-off, so it is priced per sheet.
Underlayment
Standard, or the sealed type at valleys and eaves.
Flashing and penetrations
Pipes, vents, chimneys and skylights each need their own.
Ventilation
Intake and exhaust, so the attic breathes.
Access
A tight yard or a steep driveway changes the day.
Warranty tier
What the maker offers depends on the system.
Code and permit
The fee and anything the inspector adds.
Season
Some months are slower, and some jobs wait for a warm week.
Add-ons at the same time
Gutters, skylights or vents can cost less while the roof is open.
Storm-season demand
After a big storm, crews are booked and schedules move.

The visit

01
Step 1: You book
By phone, text or form. We ask the roof's age, the material and whether it leaks.
02
Step 2: A walk around
A lead looks at the house from the ground first: gutters, siding and rooflines.
03
Step 3: On the roof
Tied off, or by drone on a steep or high roof.
04
Step 4: The attic
If we can get in, we look at the deck from underneath, the insulation and the airflow.
05
Step 5: Measuring
So the squares on the estimate are measured.
06
Step 6: Photos shown
We show what we found and say whether it is a repair or a replacement.
07
Step 7: Written options
A repair, a replacement, or both, side by side.
08
Step 8: Storm paperwork
If a storm is involved: photos and an itemized estimate you can share. You deal with your insurer.
09
Step 9: A follow-up
We call a few days later. No pressure.

Report a leak or ask for a visit. You get the number in writing.