On a roofing job, the roof area does not tell the whole story. Scaffolding, working at height, stripping the old covering, waste removal, flashing and hidden timber problems often make up a large share of the price. Here are the lines a roofing quote should include, whether you work with tiles, slates or metal sheets, and the caveats to write down so surprises are not at your expense.
Section 1: access and safety
The most variable item, driven by height and access rather than area:
- scaffolding or access platform, erection and dismantling, hire period;
- edge protection: guard rails, netting;
- temporary covers in case of rain;
- protection of the surroundings, garden and neighbouring gutters.
An 80 m² roof on a bungalow and the same roof on a three-storey house do not cost the same to access. Do not bury this in the price per square metre.
Section 2: strip-off and waste
- removal of the old covering, per square metre;
- removal of old gutters and flashing;
- sorting and removal of waste, with a skip if needed.
Some older roofing materials need special handling, with specific rules and costs. If you are unsure what the existing material is, flag it in the quote and do not fold it into a global price.
Section 3: roof timbers, with a caveat
The condition of the timbers only really shows once the covering is off. Two approaches:
- 1price an inspection and, if needed, a preventive treatment;
- 2write a clear caveat: "the condition of the roof timbers will be assessed once exposed; any replacement will be quoted separately".
That sentence prevents the most common roofing dispute. How to handle the extra work is covered in our article on going from accepted quote to invoice.
Section 4: new covering
- breathable membrane, per square metre;
- battens or purlins depending on the system;
- supply and fixing of tiles, slates or sheets, per square metre, with the product reference;
- ridge, verges and hips, per linear metre;
- insulation if included, with its thickness.
State the pitch and fixing method where they affect the price. For metal sheet roofs in windy or tropical areas, specify sheet thickness and fixing type, which determine wind resistance.
Section 5: flashing and drainage
- gutters, per linear metre;
- downpipes;
- valleys and flashing around chimneys and roof windows;
- soakers and cover flashings.
Flashing is often forgotten or underpriced, yet the whole roof's watertightness depends on it.
Section 6: finishing and clean-up
- cleaning the surroundings and gutters;
- removing the scaffolding;
- final check of watertightness.
Weather and scheduling
Roofing depends on the weather more than most trades. Say in the quote how rain delays are handled: the job is paused, the roof is protected with temporary covers, and the completion date moves accordingly. State whether temporary covering is included or charged. Clients accept weather delays far more easily when they were told in advance, and it stops a rainy fortnight turning into a dispute about deadlines.
Example structure
| Section | Typical lines | Unit |
|---|---|---|
| Access | Scaffolding, protection, covers | Lump sum |
| Strip-off | Covering, flashing, skip | m², lump sum |
| Timbers | Inspection, treatment, caveat | Lump sum |
| Covering | Membrane, battens, material, ridge | m², linear metre |
| Flashing | Gutters, downpipes, flashings | Linear metre, each |
| Finishing | Clean-up, strike | Lump sum |
Check the deposit, payment terms and validity period too: roofing material prices move quickly, see our article on quote validity periods. For a general refresher, see our guide to writing a quote.