Short answer: a good roofing estimate lists every layer of the roof separately, names the exact shingle product, says what happens if rotted decking is found, and includes the permit, cleanup and warranty. Below is an annotated sample showing what each line means and what's commonly left out.
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Get the free checklistA sample estimate, annotated
This is an illustrative estimate for a typical 1 story Omaha home with a 28 square roof. The prices are realistic for the area but made up for this example. The total lands close to the median Omaha reroof permit value of about $11,000.
| # | Item | Quantity or terms | Price |
|---|---|---|---|
| 1 | Tear off existing roof (1 layer) and haul away | 28 squares | $1,820 |
| 2 | Replace damaged roof decking, 7/16 OSB | Up to 5 sheets included, then $85 per sheet | $425 |
| 3 | Ice and water shield at eaves and valleys | 2 rows at eaves | $690 |
| 4 | Synthetic underlayment, rest of roof | 26 squares | $780 |
| 5 | Drip edge, eaves and rakes | 220 linear ft | $560 |
| 6 | Starter strip shingles | 220 linear ft | $330 |
| 7 | Architectural shingles: [Brand] [Product line], color [Name] | 28 squares (includes waste) | $4,480 |
| 8 | Hip and ridge cap shingles | 60 linear ft | $390 |
| 9 | Ridge vent | 40 linear ft | $320 |
| 10 | Step and counter flashing at walls and chimney | Replace | $450 |
| 11 | Pipe boots | 3 | $150 |
| 12 | City of Omaha reroof permit | Pulled by contractor | $200 |
| 13 | Cleanup and magnetic nail sweep | Included | $0 |
| Total | $10,595 |
What each line means
- Tear off. Removing the old shingles down to the decking. Check how many layers are included; a second layer costs more.
- Decking. The boards under the shingles. Rotted decking is often only found after tear off, so the estimate should say how many sheets are included and the price per extra sheet. Often missing
- Ice and water shield. A sticky waterproof membrane at the eaves and valleys, where ice dams and heavy water flow cause leaks. Ask where it goes and how many rows.
- Underlayment. The layer between decking and shingles. Synthetic underlayment is common today.
- Drip edge. Metal along the roof edges that guides water into the gutter. Often missing
- Starter strip. The first row that seals the bottom edge of the roof against wind.
- Shingles. The estimate should name the brand, the product line and the color, not just "architectural shingles." The product line decides the warranty and, for impact resistant shingles, whether you qualify for an insurance discount. Often vague
- Hip and ridge cap. Special shingles for the peaks.
- Ventilation. Ridge vents or other vents let heat and moisture out of the attic. Poor ventilation can shorten a roof's life and void some warranties.
- Flashing. Metal at walls, chimneys and skylights. Ask whether it's replaced or reused. Often reused
- Pipe boots. Seals around plumbing vents, a very common leak spot.
- Permit. Reroofing generally needs a City of Omaha permit. The estimate should say who pulls it.
- Cleanup. Including a magnetic sweep for nails in the yard and driveway.
What's often missing
- A written price per sheet for extra decking.
- The exact shingle product line.
- Whether flashing is new or reused.
- Drip edge.
- Who pulls the permit.
- The workmanship warranty, in years, in writing.
- A payment schedule. Be wary of large deposits; the Nebraska Department of Labor warns against paying large sums upfront.
- For insurance work: nothing that waives or covers your deductible. That's not allowed under Nebraska law.
How to compare 2 estimates
- Line the estimates up item by item, using the 13 lines above as a checklist.
- Where one estimate is missing an item, ask that roofer whether it's included.
- Compare the shingle product lines, not just the brand.
- Compare warranties: manufacturer coverage and the roofer's own workmanship warranty.
- Check both roofers in the Nebraska Department of Labor contractor registration search.
Print this: take our before you sign checklist with you when you meet roofers.
Questions
What should a roofing estimate include?
At minimum: tear off and disposal, decking repair terms, underlayment, ice and water shield, drip edge, starter strip, the exact shingle brand and product line, ridge cap and ventilation, flashing, pipe boots, the permit, cleanup, the warranty and the payment schedule.
Why do roofing quotes in Omaha vary so much?
Usually because they quote different things: a different shingle line, reusing old flashing instead of replacing it, no allowance for rotted decking, or a shorter labor warranty. Put estimates side by side line by line before comparing totals.
Is a roofing estimate the same as a contract?
No. An estimate is a price proposal. A contract is what you sign. Make sure the contract repeats the same scope, materials and price, and includes the start date, payment schedule and warranty.
What is a square in roofing?
A roofing square is 100 square feet of roof. A 28 square roof is about 2,800 square feet of roof surface, which is larger than the home's floor area because of slope and overhangs.
Related guides
- Roof repair in Omaha
- Roof replacement in Omaha
- Omaha roof cost guide
- Hail damage and insurance
- Roof inspections
- Omaha roof permit study
- Omaha hail history
- Printable before you sign checklist
- Compare Omaha roofers