Roof Replacement Insurance Estimate: Complete Example & Breakdown

Understanding what a complete roof replacement estimate looks like — and what the insurance company often leaves out — is the first step to getting your client's claim paid in full.

Overview

A complete roof replacement insurance estimate covers far more than just shingles. A properly scoped claim includes tear-off, disposal, decking repair, underlayment, all roofing materials, flashing, vents, pipe boots, ridge cap, and applicable code upgrade items. Insurance companies frequently under-scope these claims by omitting code upgrades, supplemental materials, and secondary structures.

What a complete roof replacement estimate includes

Remove and dispose of existing shingles

Full tear-off of existing roofing material including disposal. Usually priced per square (100 sq ft).

Decking inspection and replacement

Any rotted, damaged, or code-non-compliant decking must be replaced. Requires physical inspection and documentation.

Synthetic underlayment

Modern code typically requires synthetic underlayment. If the existing roof had felt paper, this is a code upgrade item.

Ice and water shield

Required by code in eave areas and valleys in most jurisdictions. A common supplement item when the original estimate omits it.

Architectural shingles

The primary roofing material. Priced per square including waste factor for the specific roof geometry.

Ridge cap shingles

Separate line item from field shingles. Often omitted or under-counted in insurance estimates.

Step flashing at all wall intersections

Required wherever the roof meets a vertical wall. Frequently under-counted.

Drip edge

Metal drip edge at all eaves and rakes. A code requirement that is frequently a supplement item.

Pipe boot replacements

Rubber boots around all roof penetrations degrade faster than shingles and should be replaced with the roof.

Ventilation — ridge vent or box vents

Code-required ventilation. New shingle manufacturers void warranties without proper attic ventilation.

Starter shingles

Required starter strip at eaves and rakes. Separate from field shingles.

Skylights (if applicable)

Any existing skylights should be re-flashed or replaced as part of a full roof replacement.

Line item breakdown with typical ranges

Category	Line Item	Unit	Typical Range	Notes
Tear-Off	Remove roofing — comp shingles (per square)	SQ	$45–$95/SQ	Varies by pitch, story height, and local labor rates
Tear-Off	Haul debris	SQ	$25–$45/SQ	Separate from removal in many markets
Decking	Replace roof decking — 7/16 OSB	SF	$2.50–$4.50/SF	Only for damaged/rotted sheets — document each sheet
Underlayment	Synthetic underlayment	SQ	$18–$35/SQ	Code upgrade if existing was felt paper
Underlayment	Ice & water shield	SQ	$55–$85/SQ	Eaves, valleys, and skylights — local code determines coverage area
Shingles	Roofing — 3-tab comp shingles	SQ	$150–$220/SQ	Installed price including materials
Shingles	Roofing — architectural comp shingles	SQ	$180–$280/SQ	Most common current standard
Shingles	Starter — shingles	LF	$2.50–$4.50/LF	Eaves and rakes
Shingles	Ridge cap — architectural	LF	$4.50–$8.00/LF	Frequently under-measured
Flashing	Flashing — step	LF	$4.00–$8.50/LF	All wall intersections
Flashing	Drip edge	LF	$1.50–$3.50/LF	All eaves and rakes — code requirement
Ventilation	Ridge vent	LF	$5.00–$9.00/LF	Per manufacturer warranty requirements
Penetrations	Pipe flashing — lead or rubber	EA	$35–$65/EA	Each penetration — often under-counted

* Ranges based on national Xactimate averages. Actual pricing varies by market, labor rates, and material costs.

Common items insurance companies leave out

Omitting ice & water shield (code upgrade — must be supplemented)

Under-counting ridge cap linear footage

Missing drip edge — it's a code requirement in most jurisdictions

Not including pipe boot replacement with new roof

Failing to include decking replacement for documented damaged sheets

Missing starter shingles as a separate line item

Not accounting for high-pitch or steep-slope labor adders

How to compare your estimate to the insurance company's scope

1Compare total squares in your estimate to the insurance estimate — a discrepancy often means different measurement methods

2Check waste factor — complex roofs require higher waste percentages

3Verify all code upgrade items are included (drip edge, ice & water shield, underlayment type)

4Count penetrations in your photos and compare to line item counts in the estimate

5Check pitch adders — any roof over 6/12 should have a steep slope labor adder

6Confirm ridge cap footage matches total hip and ridge linear footage

Compare estimates automatically with Appraisly

Appraisly

Appraisly compares your estimate to the insurance company's Xactimate scope line by line — finding missing items and discrepancies so you can supplement with confidence.

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