How to write a roofing estimate homeowners trust
Roofing bids are hard for homeowners to compare. One contractor writes “Replace roof: $14,000”, another lists twenty lines. The detailed bid usually wins, because it shows that you measured, you know what is under the shingles, and you will not invent extras later. It also protects you: if it is not on the estimate, it is a change order.
The sample above shows a typical asphalt reroof. In the US the editor titles it “Estimate”. Change the lines to your measurements and save your standard materials as items.
Example: 24-square tear-off and reroof
Measured roof: 2,400 sq ft (24 squares), one layer to remove, 6/12 pitch. All prices are editable examples, not regional averages.
| Line | Qty | Unit | Rate | Amount |
|---|---|---|---|---|
| Tear-off, 1 layer asphalt shingles | 24 | square | $65.00 | $1,560.00 |
| Architectural shingles, installed (incl. waste) | 27 | square | $310.00 | $8,370.00 |
| Synthetic underlayment | 24 | square | $35.00 | $840.00 |
| Ice and water shield, eaves and valleys | 6 | square | $95.00 | $570.00 |
| Drip edge, aluminum | 180 | linear ft | $3.50 | $630.00 |
| Ridge vent | 40 | linear ft | $9.00 | $360.00 |
| Pipe boots, step and counter flashing | 1 | lump sum | $450.00 | $450.00 |
| Dumpster and disposal | 1 | each | $650.00 | $650.00 |
| Building permit | 1 | each | $300.00 | $300.00 |
| Estimate total | $13,730.00 |
Below the total, add the unit prices that depend on what you find: “Decking replacement $85 per sheet if needed; additional layer tear-off $40 per square.” They are not in the total, but the homeowner has already agreed to the price.
What else to put on the estimate
- License number. Many states require roofing or general contractor licenses and want the number on bids and contracts. Check your state board.
- Shingle brand, line and color, so the customer knows exactly what goes on.
- Exclusions: gutters, skylights, chimney rebuilds, fascia and soffit, unless listed.
- Clean-up and protection: tarping, magnetic nail sweep, landscaping protection.
- Warranties: manufacturer material warranty and your workmanship warranty, with years.
- Schedule and weather: a rough start window and what happens if rain delays work.
- Valid-until date and acceptance signature.
The same structure works for other exterior trades; an HVAC estimate adds equipment ratings, and what to include on an invoice lists the fields your final bill needs.
Deposits, change orders and lien rights
Many roofers take a deposit at signing and the balance on completion. Some states limit deposits on home-improvement work; California caps them at 10% or $1,000, whichever is less (Bus. & Prof. Code § 7159). Check your state.
Anything outside the estimate and the listed unit prices should be a written change order, priced and signed before the work. Lien rights and preliminary notice rules vary by state; know your deadlines before the job starts.
Sales tax on roofing
Many states treat roofing as a real-property improvement, so the contractor pays tax on materials when buying and does not charge it on the job. Others tax materials or the whole job differently. Set rates per line only if your state requires it, and confirm with your accountant.
From signed estimate to paid invoice
Download the PDF, share it, and mark it sent. When the homeowner signs, use “Accepted? Turn it into an invoice” on the estimate: the client and lines are copied into a new invoice with its own number. Add the actual decking sheets used, subtract the deposit, and send. When the final check clears, mark it paid and create a receipt. Everything is tracked in My documents.
Add your signature image from the signature generator. For other work, see the contractor quote template, the construction quote template and the contractor invoice template. Not sure whether to call it a quote or an estimate? Read quote vs estimate.