How to Read a Roofing Estimate: Complete Line-by-Line Guide

You have three roofing estimates sitting on your kitchen table. One is $12,000. Another is $16,500. The third is $19,000. They are all for the same roof. How can the prices be so different? And which one is actually the best value?

The answer is almost always in the details. Roofing estimates vary wildly because contractors include different things, use different materials, and make different assumptions about your roof's condition. Understanding how to read an estimate line by line puts you in control of the decision, instead of just picking the cheapest number and hoping for the best.

This guide breaks down every component of a roofing estimate, explains what each line item means, and shows you exactly what a complete estimate looks like for a typical 2,000 sq ft home in Pinellas County, FL.

Understanding Roofing Measurements: Squares and Slope

Before diving into the estimate, you need to understand how roofers measure your roof.

What Is a Roofing "Square"?

A roofing square equals 100 square feet of roof surface area. A 2,000 square foot roof surface equals 20 squares. Every material quantity and many labor prices are quoted per square.

Important: your roof surface area is NOT the same as your home's footprint. A home with a 1,500 square foot footprint might have 2,000+ square feet of roof surface because of the roof slope, overhangs, and complexity. The steeper the pitch, the more surface area. A 6/12 pitch roof (moderately steep) adds about 12% more surface area than the flat footprint. A 12/12 pitch (very steep) adds about 41% more.

How Slope Affects Your Estimate

Roof slope (also called pitch) affects your estimate in two ways:

• Material quantity: Steeper roofs have more surface area, requiring more shingles, underlayment, and other materials
• Labor cost: Steeper roofs are harder and more dangerous to work on. Most contractors add a "steep charge" for roofs above 7/12 or 8/12 pitch. This can add 15-30% to labor costs.

Most homes in Pinellas County have relatively moderate slopes (4/12 to 6/12), which keeps labor costs in the standard range. Older ranch-style homes may have very low slopes (2/12 to 3/12) that require different roofing systems entirely.

Line-by-Line Estimate Breakdown

A complete, professional roofing estimate should include every one of these line items. If any are missing from an estimate you have received, ask the contractor to clarify whether the item is included in another line or excluded entirely.

1. Tear-Off and Removal

This covers the labor and cost of removing your existing roofing materials down to the deck. It includes stripping shingles, underlayment, damaged flashing, pipe boots, and ridge cap.

• Typical cost: $100-175 per square (per 100 sq ft)
• What affects it: Number of layers (removing two layers of shingles costs more than one), material type (tile tear-off is more labor-intensive than shingle), and roof complexity
• Watch for: Some estimates say "tear-off of one layer." If your roof has two layers, the cost to remove the second layer may be an extra charge.

2. Dump and Disposal Fees

Roofing debris has to go somewhere. This line covers dumpster rental and landfill tipping fees.

• Typical cost: $300-800 per job (or included in tear-off pricing)
• What affects it: Roof size, number of layers removed, and material type (tile and concrete are heavier and more expensive to dump than shingles)
• Watch for: Some estimates bundle this into tear-off. Others list it separately. Either way is fine as long as it is accounted for. If an estimate seems very cheap, check whether dump fees are excluded.

3. Roofing Materials (Shingles, Tile, or Metal)

This is usually the largest single line item. It should specify the exact manufacturer, product line, and color of the roofing material.

• Typical cost (architectural shingles): $90-150 per square for mid-range products (GAF Timberline HDZ, Owens Corning Duration, CertainTeed Landmark)
• Typical cost (metal roofing): $200-500 per square depending on material and profile
• What to check: The estimate should say something like "GAF Timberline HDZ, Charcoal" not just "architectural shingles." The brand and product matter for quality and warranty.
• Watch for: An estimate that says "shingles" without specifying the manufacturer, product line, or warranty level. This makes comparison impossible and could mean cheaper, lower-quality materials.

4. Underlayment

The underlayment is the waterproof or water-resistant layer installed directly over the decking, under the shingles. In Florida, underlayment is critical because it is your last line of defense if shingles blow off in a storm.

• Synthetic underlayment (standard): $40-80 per square installed. Products like GAF FeltBuster or Owens Corning ProArmor.
• Peel-and-stick (self-adhering, SWR): $80-175 per square installed. Required by FBC as secondary water resistance in the HVHZ (High-Velocity Hurricane Zone). Products like GAF StormGuard or Owens Corning WeatherLock.
• What to check: Florida Building Code requires secondary water resistance (SWR) for the first 3 feet of the roof from the eave, minimum. Many contractors in Pinellas County install peel-and-stick underlayment across the entire roof deck for maximum protection.
• Watch for: Estimates that just say "felt paper" or "30 lb felt." While technically code-compliant in some scenarios, synthetic underlayment is significantly better and most quality contractors have moved away from felt entirely.

5. Drip Edge

Metal flashing installed along the eaves and rakes (sloped edges) of the roof. It directs water into the gutter and prevents it from wicking back under the roofing.

• Typical cost: $1-3 per linear foot installed, or $200-600 total for a typical home
• What to check: Florida Building Code requires drip edge on all re-roofing projects. It should be included in every estimate.
• Watch for: Cheap estimates that skip drip edge. This is a code violation and the building inspector will flag it.

6. Flashing

Metal or rubberized material installed at every point where the roof meets a wall, chimney, skylight, pipe, or other penetration. Flashing is where most roof leaks originate, so the quality and installation matter enormously.

• Typical cost: $200-800 total, depending on the number of penetrations and wall junctions
• What to check: The estimate should mention step flashing (where roof meets walls), counter flashing (chimneys), valley flashing, and pipe boot/vent flashing. All flashing should be replaced during a re-roof.
• Watch for: "Reuse existing flashing" in the estimate. Old flashing should almost never be reused. It is corroded, bent, and the sealant is deteriorated. New flashing costs relatively little and prevents expensive leaks.

7. Pipe Boots and Vent Flashing

Every plumbing vent, exhaust fan, and pipe that penetrates your roof needs a dedicated boot or flashing collar. These are among the most common leak sources when they fail.

• Typical cost: $15-50 per boot (materials), $50-100 per boot installed
• What to check: All pipe boots should be replaced during a re-roof. Upgraded options like permaboot or cast aluminum boots last longer than standard rubber boots.
• Watch for: Not listed on the estimate at all. Some contractors include these in "flashing" but they should be addressed specifically.

8. Ridge Cap and Hip Cap

The ridge cap covers the peak of the roof where two slopes meet. Hip cap covers the angled ridges on hip-style roofs. These are specialized shingles or metal pieces designed for these high-stress areas.

• Typical cost: $45-100 per linear foot of ridge/hip, or $400-1,200 for a typical home
• What to check: The estimate should specify the ridge cap product. Manufacturer-matched ridge caps (like GAF TimberCrest for Timberline shingles) look better and carry warranty coverage.

9. Hurricane Clips/Straps

This is a Florida-specific line item that should appear on every Pinellas County roofing estimate. During a re-roof, the Florida Building Code requires hurricane connectors to be installed or upgraded.

• Typical cost: $300-1,500 depending on the number of trusses and connector type
• What to check: The estimate should specify the connector type (clip vs. strap) and confirm FBC compliance
• Watch for: Missing entirely from the estimate. This is a code requirement and cannot be skipped. A contractor who omits it either does not know the code or plans to skip it, both are disqualifying.

10. Labor

Some estimates break out labor as a separate line. Others build it into the per-square material pricing. Either format is fine, but you should understand what labor covers.

• Typical cost: $150-300 per square for standard slope, $200-400 for steep roofs
• What it includes: All installation work, from tearing off the old roof to installing the last ridge cap and cleaning up
• Watch for: Estimates where the labor seems unrealistically low. This may indicate the crew will rush, use fewer workers, or cut corners on installation quality.

11. Permits

A building permit is legally required for every roof replacement in Pinellas County. The contractor should pull the permit and include the fee in the estimate.

• Typical cost: $200-500 in Pinellas County, depending on the municipality and project value
• Watch for: "Permits not included" or "homeowner to pull permit." This is a red flag. Licensed contractors pull their own permits. A contractor who asks you to pull the permit may not be properly licensed. Read more about Florida roofing permits.

12. Decking Replacement

Since decking damage is discovered during tear-off, most estimates handle this in one of two ways:

• Per-sheet contingency price: The estimate states something like "Decking replacement if needed: $75-125 per 4x8 sheet." This is transparent and lets you budget for the possibility.
• Included in base price: Some contractors include a set number of sheets (e.g., "up to 5 sheets included in price"). This simplifies budgeting but check what happens if more sheets are needed.
• Watch for: No mention of decking at all. Every Florida roof tear-off has the potential to reveal damaged decking. A contractor who does not address this is either inexperienced or planning to install over damaged decking.

13. Cleanup and Final Inspection

This covers debris removal, magnetic nail sweeps of the yard and driveway, gutter cleaning, and coordination with the building inspector for final sign-off.

• Typical cost: Usually included in the overall labor price
• Watch for: Make sure the estimate explicitly states that cleanup and building inspection are included. You do not want to discover after the job that you are responsible for hauling debris or scheduling the inspector.

Sample Roofing Estimate: 2,000 Sq Ft Pinellas County Home

Here is what a detailed, transparent estimate looks like for a typical single-story ranch home in Pinellas County with a 4/12 pitch, one layer of existing architectural shingles, and approximately 22 roofing squares of surface area.

This sample estimate reflects mid-range pricing for Pinellas County in 2025-2026. Your actual estimate will vary based on roof complexity, material choice, accessibility, and the specific conditions of your existing roof. Compare this to our detailed new roof cost guide for additional pricing context.

What Should NOT Be on Your Estimate (Red Flags)

Comparing Estimates: An Apples-to-Apples Checklist

When you have multiple estimates, use this checklist to compare them fairly. The cheapest estimate is often missing items that the more expensive estimates include.

Print this table and fill it in as you review each estimate. The contractor who includes everything at a fair price is a much better value than the cheapest bid that leaves out critical items. For more on choosing the right contractor, see our guide to finding a roofer.

Florida-Specific Line Items to Watch For

Roofing in Florida, and Pinellas County specifically, involves requirements and costs that do not exist in other states. Make sure your estimate addresses these.

Hurricane Clips and Straps

Required by the Florida Building Code during all re-roofing projects. The estimate should specify the connector type and confirm that all truss-to-wall connections will be upgraded. This is not optional. It is code.

Code Upgrades and the 25% Rule

If more than 25% of your roof is being repaired or replaced, the entire roof must be brought up to current Florida Building Code standards. For a full replacement, this is automatic, everything goes to current code. But for major repairs, the 25% rule can turn a partial repair into a full replacement. Make sure your estimate reflects whether the 25% rule applies to your situation.

Secondary Water Resistance (SWR)

Current FBC requires enhanced underlayment (peel-and-stick or equivalent) at a minimum on the first 3 feet of the eave. Many Pinellas County contractors install full-deck peel-and-stick because it provides dramatically better protection during hurricanes. The estimate should specify the underlayment approach.

Attic Ventilation Compliance

FBC requires adequate attic ventilation, and re-roofing may require adding ridge vents, soffit vents, or both to meet current code. If your home is under-ventilated, the estimate should include ventilation upgrades and their cost.

Hidden Costs That Surprise Homeowners

Even with a detailed estimate, some costs can pop up during the project. Being aware of these helps you budget realistically.

• Decking replacement: The most common surprise. Budget an additional $500-2,000 above the estimate for decking repairs. Older Pinellas County homes are more likely to need decking work.
• Rotted fascia: The board behind your gutters often has water damage. Replacing fascia adds $5-12 per linear foot. A full fascia replacement can add $1,000-3,000.
• Soffit repair: Damaged or missing soffit panels discovered during the project. $3-8 per linear foot to replace.
• Code-required ventilation: Adding ridge vents or soffit vents to meet current FBC requirements. $300-1,000 for typical installations.
• Skylight replacement: If your roof has skylights, re-roofing is the ideal time to replace them. Re-flashing a skylight during re-roof costs $200-400. Replacing the skylight itself adds $500-2,000.
• Gutter removal and reinstallation: Some roofing projects require gutters to be removed and rehung. $200-600 if not included in the base estimate.

How to Get the Best Roofing Estimate

• Get at least three estimates from licensed, insured contractors. This gives you a range and helps you identify outliers.
• Be present during the inspection. Walk the property with the estimator. Ask questions. A contractor who takes time to explain things is a good sign.
• Ask about material options. A good contractor will show you the difference between good, better, and best material choices, with pricing for each.
• Request the line-item format. If a contractor only gives a lump sum, ask for a breakdown. If they refuse, move on.
• Verify the license. Check MyFloridaLicense.com. Every roofing contractor in Florida must be licensed.
• Ask about the warranty. What manufacturer warranty level? What workmanship warranty does the contractor offer? Get it in writing.
• Check for scam red flags. High-pressure tactics, huge deposits, and vague estimates are warning signs.

Frequently Asked Questions

What should be included in a roofing estimate?

A complete estimate includes tear-off, disposal, roofing materials (with brand and product specified), underlayment, drip edge, all flashing, pipe boots, ridge cap, starter strip, hurricane clips, labor, building permit, cleanup, and decking replacement pricing. In Pinellas County, the estimate should also address FBC code compliance items and warranty details.

How much should a roofing estimate cost for a 2,000 sq ft home in Florida?

For a 2,000 sq ft home in Pinellas County, expect $10,000-18,000 for architectural asphalt shingles, $15,000-25,000 for metal, and $20,000-35,000 for tile. These ranges include all materials, labor, permits, and code compliance items. See our Florida roof replacement cost guide for detailed pricing by material type.

How do I compare roofing estimates from different contractors?

Use the comparison checklist above. Verify that all estimates include the same material brand and product, the same underlayment specification, all new flashing, hurricane clips, permits, and decking contingency pricing. Compare total installed price, not just the bottom line number.

What are red flags in a roofing estimate?

Major red flags include no line-item breakdown, missing permit costs, no material specifications, no hurricane clip mention, vague descriptions, demanding a deposit over 10% or $1,000, "price good today only" pressure, and no warranty information. Any of these should make you question the contractor's professionalism and licensing status.

What does "price per square" mean in roofing?

A roofing "square" is 100 square feet of roof surface area. Contractors use this as the standard unit for quoting materials and labor. Your 2,000 sq ft roof surface = 20 squares. Multiply the per-square price by the number of squares to get the total for that line item.

Get a Transparent, Detailed Estimate

Now that you know what to look for, you are equipped to evaluate any roofing estimate with confidence. We provide detailed, line-item estimates for every project in Pinellas County, with no hidden fees, no pressure, and clear explanations of every component. Whether you choose us or another contractor, use this guide to make sure you are getting a fair, complete, and honest roofing estimate.