Roofing estimating is the takeoff of roof area by system, plus every linear foot of flashing and each penetration, converted into the units a roofer bids from: roof squares, squares of roof insulation, linear feet of edge metal, and each. You need it when you are bidding a re-roof or new roof and the construction drawings show a roof plan, details, and specifications but no bill of quantities. We organize the takeoff by CSI MasterFormat Division 07, with steep-slope systems under 07 30 00 and membrane roofing under Section 07 50 00, so your bid follows the spec sections. For TPO, we reference section 07 54 00; for EPDM membrane, 07 53 00; for modified bitumen, 07 55 00; and for asphalt shingles, 07 31 13. If you work in Texas or Florida, where wind uplift and hail drive fastener patterns and membrane thickness, we apply the ZIP-code-adjusted material and labor pricing that matches your market. For a full building package, our Texas estimating and Florida estimating teams coordinate the roof with the rest of the envelope.
- Deliverable
- Excel estimate + marked-up PDF plans
- Organized by
- CSI MasterFormat section
- Turnaround
- 24–48 hours for most projects
- Pricing
- ZIP-code-adjusted material and labor pricing
- Software
- Bluebeam Revu, PlanSwift, RSMeans data
As a roofing estimating company, we also take off standing seam metal roof panels, ridge cap, roof underlayment, ice and water shield, and roof decking when the drawings show them. We use Bluebeam Revu, PlanSwift, and RSMeans data for on-screen takeoff, and we log every RFI so an unclear detail does not become a change order later. Most projects return in 24–48 hours, in Excel and PDF with marked-up plan sets. To send plans, use Get an estimate.
What our roofing takeoff services cover
We take off the roof from the roof plan, sections, and details, then cross-check against the specifications for system type, insulation R-value, and warranty requirements. The takeoff separates field area from flashing, penetrations, and accessories so you can price labor and material by crew.
Roof Area Takeoff
Measure field area by system, apply slope factor, convert to squares, and price membrane or shingle.
SQ · SFInsulation & Cover Board
Count layers, thickness, R-value, and type of polyiso, XPS, or EPS, plus cover board.
SQ · SF · EAFlashing & Edge Metal
Measure base flashing, counterflashing, step flashing, drip edge, gravel stop, and coping.
LF · EATear-Off & Disposal
Quantify existing layers by type and area, and estimate disposal weight and haul-off.
SQ · CY · TONRoof Deck
Take off plywood, OSB, structural metal deck, or lightweight insulating concrete by area.
SF · SQPenetrations & Curbs
Count pipe boots, vent stacks, exhaust fans, skylights, curbs, and HVAC units.
EAUnderlayment & Ice Shield
Measure underlayment over field and ice-and-water shield at eaves, valleys, and penetrations.
SQ · LFGutters & Downspouts
Take off gutter runs, downspout drops, hangers, outlets, and end caps by linear foot and each.
LF · EAWhat every roofing estimating takeoff includes
- Field roof area by system, converted to squares at 100 sq ft per square
- Slope and pitch factor for steep-slope shingle, tile, and metal roofs
- Tear-off of existing layers, per layer, including membrane, insulation, and fasteners
- Roof deck: plywood or OSB sheathing, structural metal deck, or lightweight insulating concrete
- Insulation: polyiso, XPS, or EPS board, thickness, R-value, and number of layers
- Cover board: gypsum, cement, or high-density polyiso
- Membrane or covering: TPO, EPDM, PVC, modified bitumen, BUR, asphalt shingle, clay or concrete tile, standing seam metal
- Underlayment and ice-and-water shield at eaves, valleys, and penetrations
- Base sheet, ply sheet, and cap sheet for multi-ply systems
- Flashing: base wall flashing, counterflashing, step flashing, headwall and sidewall details
- Edge metal: drip edge, gravel stop, fascia, coping, and termination bar
- Penetrations: pipe boots, vent stacks, exhaust fans, skylights, curbs, and HVAC units
Roofing squares calculator
Estimate roof area from the building footprint and pitch. A full takeoff measures each plane, valley, hip, ridge and penetration from the roof plan.
Typical waste: 10% for gable roofs, 15% or more for hip and cut-up roofs. Bundles assume three bundles per square of standard shingles.
Need the full takeoff with pricing? Upload your plans.
How our roofing estimator takes off a roof
- Identify system and slopeWe read the roof plan and specifications to confirm system type — TPO, EPDM, modified bitumen, shingle, tile, or metal — and the slope. Slope determines whether we apply a pitch factor and whether the system is steep-slope or low-slope. We note the spec section, such as 07 54 00 for TPO or 07 31 13 for asphalt shingles. We also check the general notes for wind uplift requirements that affect fastener spacing and membrane attachment.
- Measure field areaUsing Bluebeam Revu, we measure the roof outline at the deck line, not the fascia, and subtract large openings like skylights and roof hatches. For steep-slope, we multiply plan area by the pitch factor from the roof slope. We record the area in squares and keep separate totals for each system if the roof has multiple types. We also note any areas with different deck types or slopes that require different waste factors.
- Build up insulation and cover boardWe read the roof section and specifications for insulation type, thickness, and number of layers. Each layer is measured in SF, with the same area as the field, plus waste for cuts at edges and penetrations. Cover board is measured separately. We check that the total R-value meets the adopted energy code and flag any difference from the plan detail. We also note if tapered insulation is required for drainage, which adds cutting and layout labor.
- Take off flashing and edge metalWe scale every flashing condition from the details: base wall flashing, counterflashing, step flashing at walls and chimneys, headwall and sidewall details, and termination bars. Edge metal is measured in LF, including drip edge, gravel stop, and coping. We include laps and end laps in the linear footage. We also note where flashing is architectural sheet metal, which may be a separate scope, and list it separately.
- Count penetrations and drainageWe count each pipe boot, vent stack, exhaust fan, skylight, curb, and HVAC unit from the roof plan and mechanical drawings. Roof drains, scuppers, overflow drains, and strainers are counted each. Gutters and downspouts are measured in LF when they are in the roofing scope. We cross-check against the mechanical schedule to ensure no penetrations are missed and note any that require special flashing details.
- Apply waste and organize by CSIWe apply typical waste factors by material — 10% for membrane, 5% for insulation, 10% for shingles and tile — and organize the takeoff by CSI MasterFormat Division 07 sections. The final Excel and PDF include marked-up plan sets showing where each quantity was measured. We also provide a summary sheet with totals in squares, SF, LF, and EA for quick reference, and note any assumptions or exclusions.
What we need from you
- Roof planDimensioned roof plan showing outline, slopes, drains, and penetrations. If no plan exists, a sketch with dimensions and photos of the existing roof.
- SpecificationsDivision 07 sections listing membrane type, insulation R-value, cover board, and warranty requirements. These drive the system build-up.
- DetailsFlashing, edge metal, and penetration details. Typical details are fine if they match the conditions on the roof.
- Existing roof infoNumber of existing layers, membrane type, and insulation thickness for tear-off and disposal quantities.
- Bid date and locationZIP code for material and labor pricing, and your bid due date so we can schedule turnaround.
- Structural drawingsFraming plans and deck schedules to confirm deck type, thickness, and any openings or equipment curbs that affect the roofing scope.
Sample roofing quantity takeoff format
This sample shows how we organize a low-slope TPO re-roof with tear-off. Quantities are illustrative and come from a mid-size commercial project.
| Section | Line item | Qty | Unit | Ref. |
|---|---|---|---|---|
| 07 54 00 | TPO membrane 60 mil, mechanically attached | 18,400 | SF | R-101 |
| 07 54 00 | Polyiso insulation 2.6 in, 2 layers | 18,400 | SF | R-201 |
| 07 54 00 | 1/2 in gypsum cover board | 18,400 | SF | R-202 |
| 07 01 50 | Tear-off existing BUR, 2 layers | 18,400 | SF | R-301 |
| 07 62 00 | Metal edge flashing 24 ga | 1,240 | LF | A-501 |
| 07 62 00 | Base wall flashing 24 ga | 860 | LF | A-502 |
| 07 72 00 | Roof drains with strainers | 8 | EA | P-601 |
| 07 72 00 | Pipe boots | 24 | EA | P-602 |
| 07 72 00 | Roof curbs for HVAC units | 6 | EA | M-701 |
| 07 71 00 | Gutters and downspouts | 320 | LF | A-601 |
Roof squares, squares of insulation, and linear feet
Roofing bids mix area, length, and count units. We keep them separate so your pricing matches how you buy material and schedule crews.
| Item | Unit | How it's measured |
|---|---|---|
| Field roof area | SQ | Measured in plan, multiplied by slope factor for steep-slope, then divided by 100. |
| Substrate, insulation, underlayment | SF | Measured from roof plan and typical details, including cut waste at hips and valleys. |
| Flashing, edge metal, gutters | LF | Scaled from roof plan and details, including laps and end laps. |
| Penetrations, drains, curbs | EA | Counted from roof plan, schedules, and mechanical drawings. |
| Tear-off debris | CY or TON | Existing roof area times layers and thickness, converted by density. |
| Membrane and insulation weight | LB/SQ | Specified weight per square for structural deck checks and fastener pull-out. |
| Fasteners and adhesives | EA or GAL | Counted from manufacturer coverage rates per square, adjusted for board thickness and wind zone. |
Worked example: TPO re-roof takeoff for a small commercial building
This example shows how we take off a 10,000 sq ft low-slope roof with a 2-layer tear-off and a 2-layer polyiso insulation build-up. All dimensions are illustrative.
Step 1: Measure field area
- Roof plan shows a rectangular roof 100 ft × 100 ft = 10,000 sq ft.
- No large openings, so net area = 10,000 sq ft.
- Convert to squares: 10,000 ÷ 100 = 100 squares.
Step 2: Apply waste factor for membrane
- Typical waste for TPO membrane: 10%.
- Membrane quantity = 100 squares × 1.10 = 110 squares.
- In SF: 110 × 100 = 11,000 SF.
Step 3: Insulation and cover board
- Polyiso insulation 2 layers, each 2.6 in thick.
- Area per layer = 10,000 SF. Typical waste for insulation: 5%.
- Each layer: 10,000 × 1.05 = 10,500 SF.
- Two layers total: 21,000 SF.
- Cover board: 1/2 in gypsum, area = 10,000 SF, waste 5% → 10,500 SF.
Step 4: Tear-off existing BUR
- Existing roof has 2 layers of built-up roofing.
- Tear-off area = 10,000 SF per layer.
- Total tear-off = 20,000 SF.
- Convert to squares: 20,000 ÷ 100 = 200 squares of tear-off.
Step 5: Flashing and edge metal
- Perimeter edge metal: 100 ft × 4 sides = 400 LF. Add 10% for laps and waste → 440 LF.
- Base wall flashing: 200 LF along two walls. Add 10% → 220 LF.
- Step flashing at a chimney: 20 LF. Add 10% → 22 LF.
Step 6: Penetrations and drainage
- Roof drains: 4 each.
- Pipe boots: 12 each.
- HVAC curbs: 2 each.
Step 7: Summary table
| Section | Line item | Qty | Unit |
|---|---|---|---|
| 07 54 00 | TPO membrane 60 mil | 110 | SQ |
| 07 54 00 | Polyiso insulation 2 layers | 21,000 | SF |
| 07 54 00 | 1/2 in gypsum cover board | 10,500 | SF |
| 07 01 50 | Tear-off existing BUR 2 layers | 200 | SQ |
| 07 62 00 | Metal edge flashing | 440 | LF |
| 07 62 00 | Base wall flashing | 220 | LF |
| 07 72 00 | Roof drains | 4 | EA |
| 07 72 00 | Pipe boots | 12 | EA |
| 07 72 00 | HVAC curbs | 2 | EA |
This takeoff is organized by CSI MasterFormat Division 07 and includes waste as separate lines. We then apply ZIP-code-adjusted material and labor pricing using RSMeans data to produce a bid-ready estimate.
What drives roofing cost estimating
Relative impact on a typical estimate for this trade, based on estimator judgment. Select a bar for details.
System type
TPO, EPDM, PVC, modified bitumen, and BUR have different material costs and labor rates. Membrane thickness and attachment method — mechanically attached, adhered, or induction-welded — change both material and labor. For example, adhered systems require more adhesive and surface prep, while mechanically attached systems require fasteners and plates at specified spacing.
TPO, EPDM, PVC, modified bitumen, and BUR have different material costs and labor rates. Membrane thickness and attachment method — mechanically attached, adhered, or induction-welded — change both material and labor. For example, adhered systems require more adhesive and surface prep, while mechanically attached systems require fasteners and plates at specified spacing.
The number of insulation layers and total R-value required by the adopted energy code drive material cost and labor. A two-layer system needs an extra pass for staggering joints and fastening. Tapered insulation adds cutting and layout labor. Confirm the adopted code edition with the local building department to ensure the specified R-value meets requirements.
Each existing layer adds labor and disposal cost. Asphalt-based roofs are heavier per square than single-ply, so dumpster count and haul-off charges rise with layer count and thickness. For example, a two-layer BUR roof can weigh 500–600 lb per square, requiring more dumpsters and higher disposal fees than a single-ply membrane.
Parapets, curbs, expansion joints, and equipment screens add linear feet of flashing and detail labor. A roof with many penetrations takes longer per square than a clean field. For instance, each pipe boot requires a separate flashing detail, and expansion joints require cover plates and additional membrane reinforcement.
Roof height, crane or hoist needs, and fall-protection requirements affect labor. Urban sites with limited lay-down area may need a material hoist or shuttle, which adds cost. High-rise buildings may require a crane to lift materials, and fall-protection systems such as guardrails or tie-off points add to the labor and equipment budget.
Wind uplift requirements, ice-and-water shield at eaves, and manufacturer NDL warranties change the specified system, fastener pattern, and number of layers. Confirm the adopted code edition with the local building department. Warranties may require specific membrane thickness, fastener spacing, and installation by certified crews, which can affect labor rates.
Low-slope roofs require tapered insulation or crickets to ensure proper drainage, adding material and labor. Steep-slope roofs require pitch factors that increase surface area and safety measures. The number of drains, scuppers, and overflow drains also affects cost, as each requires flashing and connection to the drainage system.
Common scope gaps we catch in commercial roofing estimating
Roofing bids often miss items that are not on the roof plan but are required by the details or code. We flag them so you can carry them or exclude them in writing.
- Tear-off of multiple existing layers and the added dumpster or disposal cost. It hides in the existing roof report or site visit notes, not on the plan. We ask for layer count and thickness.
- Roof deck replacement where sheathing or metal deck is rotted or rusted. It is not shown on the roof plan. We include a unit rate for deck replacement per SF so you can carry an allowance.
- Flashing at existing conditions that no plan shows — parapet, curbs, and equipment screens. We scale from the architectural details and note where we assumed a typical condition.
- Ice-and-water shield at eaves and valleys required by code in cold climates. It is often omitted from the plan detail. We check the adopted code edition and include it when required.
- Insulation thickness required to meet the adopted energy code, which often exceeds the plan detail. We compare the specified R-value to the code and flag the difference.
- Cricket or saddle at chimneys and large curbs. It is a small item that adds framing and membrane. We count each condition from the roof plan and details.
- Roof drains, scuppers, and overflow drains with strainers and clamping rings. These are counted each and often missed when only the membrane is priced.
- Gutters, downspouts, and splash blocks when roof scope ends at the drip edge. They may belong to Division 07 71 00 or a separate gutter contract. We list them separately.
- Metal edge details and counterflashing that are architectural sheet metal, not roofing. We note the spec section so you can exclude them or carry them as a separate line.
- Roof access: hatch, ladder, or stair, plus fall-protection and staging. These are often in Division 07 72 00 or Division 05 50 00 and missed in the roofing bid.
- Fastener and adhesive coverage rates, which change with board thickness and wind zone. We calculate coverage from the manufacturer's published rates and include the quantity.
- Warranty requirements — manufacturer NDL and wind uplift — that change the specified system and fastener pattern. We read the warranty section and adjust the takeoff accordingly.
Low-slope roofing systems: materials and units
This table compares common low-slope roofing systems by membrane material, attachment method, and insulation build-up. Waste factors are typical ranges; actual waste depends on roof complexity.
| System | Attachment method | Insulation build-up | Unit of measure | Typical waste factor | Relative material cost band |
|---|---|---|---|---|---|
| TPO | Mechanically attached | Polyiso, 2 layers + cover board | SQ | 10% | Medium |
| EPDM | Adhered | Polyiso, 1 layer + cover board | SQ | 10% | Medium |
| PVC | Mechanically attached | Polyiso, 2 layers + cover board | SQ | 10% | High |
| Modified bitumen | Heat-welded | Polyiso, 1 layer + base sheet | SQ | 12% | Medium |
| Built-up roofing (BUR) | Adhered | Polyiso, 1 layer + ply sheets | SQ | 15% | High |
Codes and specifications
Model codes
Roof covering selection, fire classification, and wind resistance come from IBC Chapter 15 and IRC Chapter 9. ASCE 7 wind pressure tables set the design uplift, which drives fastener spacing, cap density, and membrane attachment method. IECC sets minimum roof R-values, and the required thickness frequently exceeds the insulation shown on the plan, changing both material and labor. In cold markets, ice-and-water shield at eaves and valleys adds underlayment and labor. IPC/UPC govern roof drainage and vent penetrations. Confirm the adopted code edition and local amendments with the authority having jurisdiction before pricing.
Industry standards
NRCA Roofing Manual details flashing, fastening, and detail sequencing that estimators must convert into line items. ASTM D4434 and D4637 cover PVC and TPO sheet, while ASTM D6164 and D7158 address modified bitumen and asphalt shingles. FM Global and UL 580 uplift ratings dictate assembly requirements that change fastener counts. SMACNA sheet metal standards set flashing and edge metal gauges. For metal roofing, ASTM E1592 and E2140 govern structural performance. Each standard translates into measurable takeoff quantities: fasteners per square, sheet thickness, and seam spacing.
Specification sections
Read Division 07 closely. Section 07 30 00 Steep Slope Roofing, 07 50 00 Membrane Roofing, 07 60 00 Flashing & Sheet Metal, and 07 70 00 Roof Specialties and Accessories carry the scope. Submittal and warranty clauses in 07 50 00 often require a minimum membrane thickness, specific fastener patterns, and certified installers, which change labor and material. Section 07 81 00 Applied Fireproofing may apply below the deck. Gutter and downspout work is priced under our gutter estimating services. Confirm the sections listed in the project manual before you build the estimate.
Local amendments
Adopted editions differ by state and city, and amendments often raise wind speed maps, add ice barrier requirements, or change energy code R-values. Florida and Texas coastal jurisdictions typically enforce higher uplift; California and New York adopt stricter energy and fire provisions. These changes alter fastener counts, underlayment, and insulation thickness. Always confirm the adopted code edition and local amendments with the local building department. We adjust material and labor pricing by ZIP code using RSMeans data. Send your plans through our get an estimate page for a 24–48 hour turnaround.
Who uses this roofing estimate for contractors
Roofing subcontractors
You need quantities to price labor and material by crew. Our takeoff separates field area, flashing, and penetrations so you can build your bid without re-measuring every detail.
General contractors
You need a check on the roofing bid and a scope baseline. We organize by CSI Division 07 so you can compare sub bids line by line and spot exclusions.
Property owners and facility managers
You need a budget for a re-roof before you go to bid. We take off from existing roof plans or a sketch and return a quantity-based estimate you can carry to your capital plan.
Developers
You need early numbers for pro formas. We provide a system-level takeoff for the roof so you can compare TPO, EPDM, and modified bitumen options before design is final.