What should a new roof cost estimate include?
Short answer. A real new roof estimate lists the measured squares and waste, tear-off and disposal, decking priced per sheet, underlayment and ice barrier locations, drip edge, flashing and pipe boots, ventilation, the exact shingle line and accessories, permit, cleanup, and warranty terms. In North Georgia a typical full replacement estimate lands roughly between $8,000 and $16,000, and an estimate missing these lines is not comparable with one that has them.
The line items to look for
- Roof size in squares, plus waste.
- Tear-off: number of layers and disposal.
- Decking: a per-sheet price for any replacement.
- Underlayment: synthetic, plus ice and water barrier in valleys, at eaves where needed and around penetrations.
- Metal: new drip edge at eaves and rakes, step and counter flashing at walls and chimneys.
- Penetrations: new pipe boots and vent flashing.
- Ventilation: ridge vent or other exhaust, and intake.
- Shingles: manufacturer, line and color, plus starter and ridge cap.
- Permit, cleanup and nail sweep.
- Warranty: manufacturer coverage and the contractor's workmanship term in writing.
Red flags
- One lump-sum number with no breakdown.
- "Repair decking as needed" with no price.
- Reused flashing or pipe boots without saying so.
- No mention of permits or ventilation.
- An offer to absorb your insurance deductible, which is illegal in Georgia.
Contractor estimate vs insurance estimate
Insurance estimates are usually written in estimating software with standardized line items and regional prices. They can differ from a contractor's quote in format and in what they include, which is why missed items are later added through supplements. See how Xactimate roof estimates work, plus roof replacement cost in Georgia and how to choose a roofing contractor in Georgia.