Estimates

How pricing works

I don't 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. I walk through them with you at the visit, and each one shows up on the written estimate.
Roof area, in squares
Pitch and how steep it is
Hips, valleys and dormers
Material and product line
How many layers come off
What the estimate includes, and what it doesn't
A written estimate lists the work line by line. If something is not on it, it is not in the price.
Includes: tear-off and disposal
Includes: deck check, with a per-sheet price for bad decking
Includes: underlayment, drip edge, starter, shingles and ridge
Includes: flashing and vents
Includes: permit, cleanup and the warranty papers
Not included: rafter or fascia rot found later
Not included: chimney masonry, skylights and gutters
Not included: interior repair from old leaks
What happens at the visit
I come to your house. I walk the outside, go up on the roof, look in the attic and take photos. I do not charge for the visit, and the written estimate holds for 30 days.
After hours
I don't run a round-the-clock line. If water is coming in at night, call and leave a message. I call back first thing and tell you what to do until I can get there. A visit outside working hours costs more than a daytime one, and I say so before I come.
When you get the number
In writing, after the visit, as a flat price for the work listed. If I find bad decking once the old roof is off, the per-sheet price on the estimate is what you pay.

The fifteen

What moves the price

01
Roof area
Measured in squares of 100 square feet. The roof is bigger than the house under it.
02
Pitch
A steep roof needs staging and more time.
03
Complexity
Hips, valleys, dormers and turrets add cuts and flashing.
04
Material
Shingle line, metal profile or something else.
05
Layers to remove
Two layers take longer to tear off and cost more to dump.
06
Deck condition
Found only after the old roof is off. The estimate states a price per bad sheet.
07
Underlayment and ice barrier
What goes under the shingles, and where.
08
Flashing and penetrations
Chimneys, skylights, walls and pipes.
09
Ventilation
A roof that can't breathe wears out sooner.
10
Access
Trees, fences, tight drives and the distance to the dumpster.
11
Manufacturer terms
Different shingle systems come with different material terms.
12
Code and permit
What the town requires and what it charges.
13
Season
Spring and fall fill the calendar.
14
Extras done at the same time
Gutters, fascia, a skylight or vent changes.
15
Storm-season demand
After a big storm, every roofer in town is booked.

The visit

Step 1: 1. You book
By phone or the form. We ask about the roof's age, material and any leak.
Step 2: 2. Ground walk
I look at the house from the ground first: gutters, siding, roof lines.
Step 3: 3. On the roof
I go up tied off, or fly a drone on a steep or high roof.
Step 4: 4. The attic
If I can get in, I check the deck from underneath, the insulation and the airflow.
Step 5: 5. Measuring
I measure the roof so the squares on the estimate are real.
Step 6: 6. Photos shown
I show you what I found, and whether it is a repair or a replacement.
Step 7: 7. Written options
The work, the price, and a cheaper option if there is one.
Step 8: 8. Storm paperwork
For storm damage: inspection photos and an itemized estimate. Nothing more.
Step 9: 9. Follow-up
I call once to see if you have questions. Then I leave you alone.

Call Odell, and I will set a day to come look.