The Lines That Should Appear
- Tear-off: how many layers come off, and whether the price assumes a layover instead
- Deck inspection: what happens when rotted or delaminated sheathing shows up
- Deck replacement pricing: a published per-sheet or per-board rate, agreed before the roof is opened
- Underlayment: synthetic or felt, and how much coverage
- Ice and water protection: how far up from the eave, and whether valleys, sidewalls, and penetrations are covered
- Drip edge: gauge and whether it is included on eaves and rakes
- Flashing: chimney, sidewall, step, and apron — new metal or reused
- Pipe boots and vent collars: replaced or left in place
- Ventilation: intake at the soffit and exhaust at the ridge, sized as a system
- Shingles or panels: exact product line, color, and fastening pattern
- Cleanup: magnet sweeps, landscaping protection, and daily site condition
- Disposal: dumpster placement, driveway protection, and haul-away
- Warranty: material coverage, workmanship coverage, and length of each
- Change orders: how they are documented and approved before work continues
The Northwoods Lines People Forget
In northern Wisconsin three items separate a roof that survives twenty winters from one that leaks in year four:
- Ice and water shield carried well past the interior warm wall line, not just the first course at the eave
- Balanced ventilation — intake at the soffit sized to match ridge exhaust, so the deck stays cold
- New flashing at chimneys, sidewalls, and skylights instead of reusing bent metal
Change Orders: The Honest Version
Nobody knows the condition of the deck until the old roof is off. That is legitimate. What should never be a surprise is the rate. A fair estimate names a per-sheet price for replacement sheathing, and a good contractor photographs the bad wood before covering it. Ask how change orders are approved: in writing, with a photo, before work continues.
Put a Number to It
Once you know what belongs in a scope, ballpark the cost with our Wisconsin roof cost guide and the roof cost calculator, then compare against the written bids in front of you.
Common questions
- What should be included in a roofing estimate?
- Tear-off, deck inspection and a published deck replacement rate, underlayment, ice and water protection, drip edge, all flashing, pipe boots, ventilation, the exact shingle or panel product, cleanup, disposal, warranty terms, and how change orders are handled.
- Why is one roofing bid so much cheaper?
- Usually scope. A lower bid may assume a layover instead of a tear-off, reuse flashing, skip ventilation corrections, or cover less area with ice and water shield. Compare line items before comparing totals.
- What is a fair deck replacement rate?
- It varies with lumber pricing, but the rate should be written in the estimate before work begins and applied only to sheets actually replaced, documented with photos.