How to Read Your Roof Estimate Like a Pro

A roof estimate from any decent contractor will run 2 to 6 pages and use trade-specific language: squares, courses, drip edge, starter, ridge cap, ice and water shield, OSB. Most homeowners scan to the total and sign. That's how you end up surprised by what's not included and overcharged for what is.

Here's a line-by-line walkthrough of what should be on a residential roof replacement estimate in DFW, and what each item means in plain English.

Header information

Top of the estimate should show:

• Roofer's company name, address, phone.
• Texas Department of Insurance registration number (required for any roofer accepting insurance work in Texas).
• Your name and address.
• Date of estimate and how long the estimate is valid (typically 30 days).

If the TDI number is missing, you're being quoted by someone who shouldn't legally be doing insurance work in Texas. Walk away.

Tear-off (removal)

The line is typically "Remove existing roof material" and is priced per square. One roofing square = 100 square feet of roof surface.

• Should specify number of layers being torn off. Most DFW homes have 1 layer; some older homes have 2 (a roof installed over the original).
• Should include haul-away and dump fees.
• Should include a dumpster or roll-off if applicable.

Typical residential DFW tear-off: $50–$80 per square, single layer.

Decking inspection and replacement

After tear-off, the roofer inspects the deck (the plywood or OSB layer underneath the shingles). Damaged or rotted deck must be replaced before new shingles go on.

• Estimate should include an allowance — typically 1 sheet per square or a flat 1–2 sheets total — for deck replacement.
• Above the allowance, additional deck is billed per sheet (typically $80–$120 per 4x8 sheet of OSB).
• Homeowner should be notified before excessive deck replacement is performed (above allowance).

Watch for "deck replacement at cost" with no number — that's an open-ended bill.

Underlayment

The layer between the deck and the shingles. There are two types:

• Felt (15# or 30# tar paper) — old standard. Cheaper. Less moisture-resistant. Tearable in wind.
• Synthetic underlayment — current standard. Stronger, lighter, moisture-resistant, tear-resistant. Most reputable DFW roofers default to synthetic.

Your estimate should specify which. Synthetic is what you want. If felt is listed, ask whether synthetic is available and the price difference (it's usually $20–$40/square more).

Ice and water shield

A self-adhered membrane that goes in valleys, around penetrations (vent stacks, chimneys, skylights), and along eaves. It's the second line of defense if wind-driven rain gets under the shingles.

• Should be on every valley, every penetration, and depending on local code, the first 3–6 feet of eaves.
• Many homeowners skip this thinking Texas doesn't have ice; the name is misleading. Its real job is sealing water intrusion points.

Drip edge

L-shaped metal flashing installed along the roof edges (eaves and rakes). Directs water off the deck and into the gutter; prevents water wicking back under the shingles.

• Should be on every roof edge.
• Available in white, brown, or color-matched to gutter/fascia.
• Current International Building Code requires drip edge. Many DFW roofs built before 2012 do not have it; this is typically a code-required upgrade on insurance claims.

Starter strip

The first course of shingles installed along the eaves. Specifically designed starter strip product is different from cutting up field shingles to make a starter — the proper starter has a factory-applied sealant strip that bonds the first course tightly to resist wind uplift.

Starter shingles should be listed as a line item. If they're not, ask.

Field shingles

The main roof surface. Things to verify:

• Brand and product line. GAF Timberline HDZ, Owens Corning Duration, CertainTeed Landmark — these are common DFW choices. Each has variations (HD, HDZ, Pro, etc.).
• Color. Stated specifically.
• Wind warranty rating. 110 mph, 130 mph, 150 mph. Higher rating = better Texas performance.
• Number of squares. Should match the total roof area measured.
• Waste factor. Typical 8–10% for cut shingles around valleys and edges.

Architectural (dimensional) shingles are the current DFW standard. 3-tab shingles are largely phased out. Impact-resistant (Class 4) shingles cost more up front but can qualify for an insurance premium discount.

Ridge cap shingles

A specific product for the roof's peak ridges. Many roofers use field shingles cut into thirds as ridge cap to save material cost. Manufacturer-specified ridge cap shingles are designed for the ridge bend and the higher wind exposure — they perform better.

Estimate should specify ridge cap product (e.g., "GAF TimberTex" or "GAF Seal-A-Ridge"). If it says "cut shingles for ridge," that's an inferior install.

Ventilation

Attic ventilation is a code requirement and a performance issue. Inadequate ventilation cooks shingles from below, voids manufacturer warranty, and traps moisture in your attic.

Estimate should specify:

• Intake — soffit vents, gable vents, or eave vents. Typically maintained from existing unless damaged.
• Exhaust — ridge vent (continuous slot along the ridge with a vent product on top), box vents (square vents in the field), or turbines.

Ridge vents are the current best practice when ridge length supports the required cross-sectional area. The estimate should specify the calculation if your roof is borderline.

Flashing

Metal pieces around chimneys, skylights, walls, and pipe penetrations. Should be replaced new — not reused — on a full roof replacement.

• Step flashing at wall intersections.
• Pipe boots (rubber or lead) around plumbing vent stacks.
• Chimney flashing — counter-flashing into the masonry, step-flashing under the shingles.
• Wall flashing at any vertical wall intersection.

Reused flashing is a common shortcut and a common future leak point.

Cleanup, magnetic sweep, permit

• Cleanup — daily and final. Should include yard cleanup and protecting landscaping.
• Magnetic sweep — picks up dropped nails. Critical if you have kids or pets.
• Permit — most DFW cities require a roofing permit. Cost varies ($50–$300 typical). Should be itemized.

What should NOT be on the estimate

• "Deductible waived" or "We cover your deductible." This is illegal in Texas under Insurance Code Section 27.02.
• "Free upgrade to impact-resistant shingles." If it sounds free, it's likely being padded elsewhere in the estimate.
• Assignment of Benefits (AOB). Avoid signing this. You can pay the roofer directly from your insurance proceeds without giving up control of your claim.

Warranty section

Should specify:

• Manufacturer warranty — typically 25–50 years on shingles. Some manufacturers offer enhanced warranties only available through certified installers (GAF Master Elite, Owens Corning Platinum).
• Workmanship warranty — from the roofer. 1–5 years is typical. 10+ years from a small local roofer is meaningful only if the company will still exist in 10 years.

Comparing two estimates

When you have multiple estimates, normalize the comparison by product. The same brand and product line should cost within ~15% across reputable roofers. Wild swings either way are a sign to ask more questions.

Lowest price is rarely the best value in roofing. The lowest-priced quote typically excludes items (drip edge, proper ridge cap, code upgrades, permit) that show up as change orders later.