How to Read a Roofing Estimate in Orlando. Every Line Item Explained So You Are Not Guessing.

Tear-off and disposal

This line covers the labor and equipment cost of removing your existing roofing materials and hauling them away. A legitimate tear-off means all existing shingles, underlayment, and often the existing flashing are stripped completely down to the bare deck. Some contractors offer a less expensive install-over option where new shingles go on top of the existing layer. This is not recommended in Florida because it adds weight the structure may not be designed for and bypasses the deck inspection. If an estimate does not include tear-off, ask why.

Deck inspection and replacement

The deck inspection examines your plywood or OSB roof deck after the old roofing is removed. The per-sheet rate is what you pay for each sheet of decking that must be replaced before the new system can be installed. A reputable estimate specifies this rate clearly, typically $75 to $140 per sheet in Orlando. An estimate that does not address deck replacement at all means either the contractor will not replace damaged deck or will add an unspecified charge later. Read our guide on what roof decking is for more on why this matters.

Secondary water barrier

Florida Building Code requires a secondary water barrier on all residential roof replacements since 2008. This is a self-adhering peel-and-stick membrane applied to the deck before the shingles go on. It creates a watertight layer that protects the interior of your home even if shingles are lost in a storm event. If this line is missing from your estimate, ask specifically. On a Florida roof in hurricane country, the secondary water barrier is not optional.

Starter strip

The starter strip is installed along the eaves and rakes before the first course of shingles. It seals the bottom edge of the first shingle course and prevents wind-driven rain from getting under the first shingle row. A contractor who cuts starter strip from the estimate is saving a small material cost at the expense of an edge vulnerability.

Shingles: brand, product line, and color

This is the most important specification in the estimate. It should not say ‘architectural shingles.’ It should say specifically, for example, Owens Corning Duration Teak or GAF Timberline HDZ Charcoal. The brand and product line determine the wind resistance rating, the algae resistance warranty, and the manufacturer warranty duration. If this line is vague on your estimate, you do not actually know what you are buying. Our Owens Corning vs GAF guide helps you understand the differences between the most common options in Orlando.

Flashing: pipe boots, step flashing, valley and chimney flashing

A full roof replacement includes new flashing at every penetration point. Pipe boots have rubber collars that degrade faster than the surrounding shingles and should always be replaced at re-roof time. Step flashing along dormers and chimney sides, valley flashing, and chimney flashing should all be explicitly stated in the estimate scope. Ask your contractor explicitly which flashing components will be replaced.

Ridge cap

Ridge cap is the finishing course of shingles along the peak of the roof. It should be specified as either a hip-and-ridge shingle product or a ventilated ridge cap depending on whether your home has a ridge vent. A ridge cap that is simply cut from field shingles rather than using a dedicated hip-and-ridge product is a less effective seal and a detail that distinguishes careful installation from a rushed one.

Drip edge

Drip edge is the metal strip at the eave and rake edges of the roof that directs water into the gutter and away from the fascia board. Florida Building Code requires drip edge on all residential re-roofs. It should be specified in the estimate with the material type. If it is not on the estimate, ask.

Permit and inspection

Every full roof replacement in Orange, Osceola, and Seminole counties requires a permit. The permit fee should be listed as a specific line item. The county inspector visits after installation to verify code compliance. If a contractor offers a lower price that does not include a permit, the savings are not worth the loss of code verification.

Manufacturer and workmanship warranty

The manufacturer warranty covers defects in the roofing materials. The workmanship warranty is the contractor’s own guarantee on installation quality. Both should be specified in writing in the estimate so you know what you are buying before you sign. A contractor who does not offer a written workmanship warranty is not standing behind their installation.

Payment schedule

A legitimate payment schedule follows this structure: a deposit of 10 to 25 percent at contract signing, a progress payment at material delivery or installation start, and the final balance on completion and permit inspection sign-off. Any contractor requesting more than 30 percent upfront before materials are delivered is a red flag.