Free Roofing Estimate Template
A complete, line-item roofing estimate you can preview below — tear-off, underlayment and ice barrier, architectural shingles, flashing, ridge vent, labor and disposal — plus a plain-language building-code checklist so nothing gets missed on inspection day.
| Line item | Qty | Amount |
|---|---|---|
| Tear-off — existing shingles (18 sq) | 18 sq | $1,080.00 |
| Underlayment & ice/water shield | 1 lot | $420.00 |
| Architectural shingles | 18 sq | $2,340.00 |
| Drip edge & step flashing | 1 lot | $285.00 |
| Ridge vent | 40 lf | $180.00 |
| Labor — roofing crew | 24 hrs | $1,920.00 |
| Dumpster & disposal | 1 | $380.00 |
| Total | $6,605.00 | |
Payment schedule
How to measure and price roofing work
- Measure roof area in squares (1 square = 100 sq ft) and apply a pitch/waste factor — usually 10% for simple gables, 15%+ for hips and valleys.
- Price tear-off separately per square; a second layer of existing shingles typically doubles that line.
- Add linear-foot items (ridge, valley, drip edge, step flashing) and a fixed disposal line for the dumpster.
Roofing building-code guide
Roofing inspections almost always focus on four things: the underlayment/ice barrier, the flashing details, the fastening pattern, and attic ventilation. Here is what the IRC asks for, in plain language.
- Asphalt shingles require slope ≥ 2:12; between 2:12 and 4:12 a DOUBLE layer of underlayment is required
- In areas with a history of ice damming, an ice barrier (2 layers cemented or self-adhering membrane) must run from the eave edge to at least 24in inside the exterior wall line
- Underlayment laps: 2in horizontal, 4in end laps (verify manufacturer instructions — they override when stricter)
- Minimum 4 nails per shingle in normal wind zones; 6 nails in high-wind areas or on steep slopes
- Nails must be corrosion-resistant, 12-gauge min, 3/8in head, and penetrate through the deck or at least 3/4in into it
- Never nail above the manufacturer's nailing line — high nailing is the #1 cause of blow-off warranty denials
- Flashing is REQUIRED at all wall/roof intersections, valleys, chimneys, and around every penetration
- Step flashing at sidewalls: one piece per shingle course, min 4in x 4in legs
- Drip edge required at eaves and rakes, extending min 1/4in below the sheathing (R905.2.8.5)
- Attic ventilation: min 1 sq ft of net free vent area per 150 sq ft of attic, or 1/300 when 40–50% of the venting is in the upper portion
- Sheathing must be solid and sound — replace delaminated or rotten decking before shingling
- Max 2 layers of roof covering; a third layer requires full tear-off (R908.3)
Code quick reference — Roofing
| Item | Requirement | Code reference |
|---|---|---|
| Min slope, asphalt shingles | 2:12 (double underlayment under 4:12) | IRC R905.2.2 |
| Ice barrier | Eave to 24in inside exterior wall line | IRC R905.1.2 |
| Fasteners | 4 nails min / 6 in high-wind; 3/4in penetration | IRC R905.2.5 |
| Drip edge | Required at eaves and rakes, 1/4in below sheathing | IRC R905.2.8.5 |
| Attic ventilation | 1/150 net free area, or 1/300 when balanced | IRC R806.2 |
| Layers of covering | Max 2; third layer requires full tear-off | IRC R908.3 |
Drawings & details
Simplified section and plan views of the details inspectors look at most. Illustrative only — not to scale.
Adjust the values — the drawing below updates in real time.
- 1 · Architectural shingles — 4 nails min · 6 in high wind(6.00")
- 2 · Underlayment — double layer on low slope(0.25")
- 3 · Ice & water shield — 24in past wall line(24.00")
- 4 · Drip edge + roof deck — solid, sound sheathing(0.50")
- Architectural shingles: 6.00"
- Underlayment: 0.25"
- Ice & water shield: 24.00"
- Drip edge + roof deck: 0.50"
- Total assembly: 30.75" (2' 6 12/16")
Adjust the values — the drawing below updates in real time.
- 1 · Member thickness — 1 sq ft net free vent / 150 sq ft attic(1.50")
- 2 · On-center spacing — Nail line(16.00" OC)
- 3 · Member length — Plate to plate(8' 0")
- 4 · Overall run — Total covered by this layout(8' 1 8/16")
- On-center spacing: 16.00" · 7 members
- Overall run: 8' 1 8/16" · Member length: 8' 0"
- 1 sq ft net free vent / 150 sq ft attic
Inspection-day checklistShow
- Photograph the deck after tear-off — proof of condition before shingles go on.
- Ice barrier and valley membrane visible before the field shingles cover them.
- Step and counter flashing at every wall intersection and chimney.
- Ridge vent continuous and soffit vents not blocked by insulation.
- Nail pattern spot-checked on a shingle pulled from the field.
Code references are based on the 2021 IRC and related model codes. Local amendments, state codes and manufacturer instructions can be stricter — always confirm with your local building department before starting work.
Common roofing estimating mistakes
- Forgetting the waste factor on hips and valleys — you eat the extra bundles.
- Leaving deck replacement out of the estimate; always quote a per-sheet allowance for rotten decking.
- Not itemizing the permit and disposal, which are two of the most common change-order arguments.
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IRC Chapter 9 guidance for underlayment, ice barrier, nailing pattern, flashing and attic ventilation.
Roofing estimate FAQ
What should a roofing estimate include?
A roofing estimate should list tear-off and disposal, underlayment and ice barrier, the shingles or panels with square footage, flashing and drip edge, ridge and ventilation, labor hours, the permit, and a milestone payment schedule.
How do you price a roofing job?
Measure the roof in squares (100 sq ft), add a waste factor for pitch and complexity, then price material per square plus labor per square. Add fixed items such as dumpster, permit and any deck replacement allowance.
What building codes apply to residential roofing?
In most U.S. jurisdictions the 2021 IRC Chapter 9 governs roof assemblies: R905 for coverings and underlayment, R903 for flashing and drainage, and R806 for attic ventilation. Local amendments and manufacturer instructions can be stricter.
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