Budget and pricing
What a roof actually costs
We do not publish square-foot pricing, because a published number that ignores your deck, insulation, detail count and access is a number you cannot budget against. What we can do is show you exactly how the price is built, so nothing in a proposal is a mystery.
Cost drivers
Six things that move the number
Square footage is the starting point, not the answer.
System and assembly
A single-ply TPO recover, a full tear-off to deck with new insulation, and a modified bitumen system are three different budgets on the same building. The assembly is the largest single line in any roof number.
Insulation and code
Current energy code often requires more insulation than what is up there now. That is thickness, weight and tapered material — and it is the line owners are most often surprised by.
Deck condition
Deck deterioration is not visible until tear-off. We carry it as a documented unit price rather than burying it, so a bad deck does not turn into an argument mid-project.
Penetrations and detail
Curbs, drains, vents, mechanical units and parapet detail drive labor more than square footage does. Two roofs of identical size can differ substantially on detail count alone.
Access and occupancy
Crane placement, tenant hours, parking control, school or clinic schedules, and occupied apartment units all add sequencing time that has to be priced honestly up front.
Warranty term
A longer manufacturer warranty requires a heavier specification and a manufacturer inspection. It is a real cost difference, and it should be a deliberate choice, not a default.
How we price
From walk to signed number
Four steps, each producing a document you keep.
Assessment first, number second
We do not quote a roof we have not walked. The assessment produces measurements, photos, core or probe findings where appropriate, and a condition rating per roof section.
Repair, maintain or replace
The report states which of the three the roof actually needs, with the reasoning. Recommending replacement on a roof with five documented years left is how contractors lose accounts.
Line-item scope
The proposal breaks out tear-off, insulation, membrane or shingle, flashing and detail, disposal, permits and unit prices for concealed conditions. One lump-sum number tells you nothing you can compare.
Multi-year budget
For portfolios, we publish a year-by-year forecast: which roofs to replace, which to maintain, and the estimated year each one reaches end of service life. That is the document your capital plan is built on.
Payment and insurance
No deductible games
If your roof damage is a covered loss, we document condition and provide records you can give to your carrier. We do not adjust, negotiate or manage the claim, and we do not waive, absorb, rebate or discount your deductible. Any contractor who offers to is putting you at risk, not saving you money.
Progress billing is tied to documented milestones, with lien waivers issued alongside each payment. Nothing is billed for work that has not been performed and photographed.
Next step
Get a real number for your roof
Send the property details and we will schedule the assessment. The report and the line-item proposal come back together.
