Quick answer: Roofing is usually priced by roof area in squares (100 sq ft), with materials, tear-off, disposal, flashing and labor built on that measurement, adjusted for pitch, layers and access; repairs are priced per repair or by time and materials.
Pricing methods for roofing jobs
| Method | When it fits |
|---|---|
| Per square | Replacements and new roofs, priced per 100 sq ft of roof area with waste added. |
| Per repair | Leaks, flashing and small repairs with a known scope. |
| Time and materials | Investigations and repairs where the deck condition is unknown. |
You can use more than one method in the same business. What matters is that the customer can see which one applies to their estimate.
What drives the price of a roofing job
- Roof area in squares plus a waste factor.
- Pitch and height, which affect safety equipment and speed.
- Number of existing layers to tear off.
- Deck condition and how replacement sheathing is priced.
- Flashing, vents, skylights and chimneys.
What to check before you quote
- How many layers are on the roof now?
- What is the pitch, and is there safe access?
- Is there visible deck damage or soft spots?
- Is an insurance claim involved?
Write the answers into the scope of work. When the price later depends on one of them, the customer can see the assumption you priced on.
Worked example: asphalt shingle roof replacement
This is the example job in our free roofing estimate template. The quantities and prices are illustrations to show the structure, not price recommendations; use your own costs and rates.
| Line item | Qty | Unit | Example amount |
|---|---|---|---|
| Tear-off and disposal, one layer | 24 | square | $2,040 |
| Architectural asphalt shingles | 24 | square | $3,960 |
| Synthetic underlayment | 24 | square | $528 |
| Ice and water shield at eaves and valleys | 6 | roll | $570 |
| Drip edge | 220 | linear ft | $660 |
| Ridge vent and ridge cap | 45 | linear ft | $540 |
| Pipe boots and flashing | 1 | job | $260 |
| Replace damaged decking (if needed) | 4 | sheet | $340 |
| Dumpster and cleanup | 1 | job | $450 |
| Permit | 1 | each | $200 |
| Example subtotal | $9,548 |
Notice that each part of the price has its own line. A customer comparing your estimate with a cheaper one can see what the other bid may have left out, and you can discuss one line instead of defending the whole total.
Build your markup on real overhead
Whatever the method, a price has to cover four things: direct costs (materials and parts), labor at a loaded rate that includes payroll costs, overhead such as vehicles, insurance, software and the office, and profit. A simple check:
- Add up your yearly overhead and divide it by the hours you can bill in a year. That is the overhead each billable hour has to carry.
- Add it to your loaded labor cost per hour to get your break-even hourly cost.
- Add your profit margin on top, and use the result for both hourly and flat-rate prices.
Margin and markup are not the same: a 50% markup on cost is a 33% margin on the price. Decide which one you are using and apply it consistently.
Send the price, then follow up
Most roofing estimates are not lost on price alone. They are lost when the customer goes quiet and nobody checks in. Agree on a decision date when you send the estimate and follow up once on that date. Our follow-up email templates give you the wording.
Want a ready-made layout? Download the free roofing estimate template in Excel, Word or PDF, or see how SprigDeal handles a roofing estimate from the first quote to the signed approval.
Frequently asked questions
What is a roofing square?
A square is 100 square feet of roof area. Roofers measure roofs in squares and add a waste factor before pricing materials and labor.
How do I price rotten decking I cannot see yet?
Add a per-sheet price for replacement decking in the estimate and say it applies only to sheets found damaged during tear-off.