What does an old roof replacement estimate include, and what should you check before ordering?

Roof replacement costs must be assessed alongside the scope of work. One quote may cover only removing the old roof covering and installing a new one, while another may also include renewing the substrate, flashing, waste removal and scaffolding. A lower total therefore does not necessarily mean a cheaper solution for the same scope of work.

Before ordering, it is worth clarifying three things: exactly what is included, which work will depend on the condition of the exposed roof, and what will need to be paid for separately. The checklist below will help you review the quote and ask the contractor specific questions.

Why is the price per m² not the full estimate?

A price per square metre is useful only when its calculation basis is clear. Ask whether the actual area of the roof slopes is used, which parts of the roof are included, and how material quantities are calculated. The building footprint and the roof covering area are not the same.

Not all work can reasonably be calculated in square metres. Flashing or rainwater drainage systems may be priced by length, roof windows by unit, and equipment and delivery as separate line items. The estimate should show quantities, units of measurement and included components, rather than just a general entry saying “roof replacement”.

First, define what will be replaced

Replacing the roof covering is not the same as renovating the entire roof. Before comparing quotes, agree on which layers will remain, which will be removed, and which will be installed anew.

• Roof covering replacement: the scope of removing the old covering, preparing the substrate and installing the new covering is defined.
• More extensive renovation: replacement of membranes, battens, insulation or other layers may also be included if required for the chosen solution.
• Structural repairs: damaged load-bearing elements and their repair are assessed separately. An inspection does not in itself mean that the entire structure needs to be replaced.

The words “complete roof replacement” are not precise enough. Ask for a list of work that also specifies what will remain unchanged.

Checking the estimate: three statuses for each line item

A convenient way to compare is to mark each line item as “included”, “conditional” or “not included”. Included work should have a clear quantity and price. Conditional work requires an agreed method for determining whether it is needed and calculating its cost. Work that is not included should be identified so the client can plan the full budget.

This table is a checking tool, not a mandatory scope of work for every roof.

Pitched and flat roofs require different checks

For a pitched roof, it is important to clarify the scope of timber elements, underlay, battens and roof covering accessories. For a flat roof, check which existing layers will be removed, how the substrate’s condition is assessed, and what waterproofing, parapet and water collection solutions are planned. An estimate for one roof type cannot simply be applied to another.

There is also no universal batten spacing or identical installation layout for all roof coverings. Solutions must suit the chosen product and the requirements of the specific roof.

What might be discovered after removing the old covering?

Until the roof is exposed, some structural elements and layers may be inaccessible for inspection. Removing the covering may reveal damaged timber, leaking junctions or an unsuitable substrate condition. The preliminary estimate should therefore clearly distinguish identified work from repairs that have not yet been confirmed.

Ruukki’s roof renovation recommendations discuss checking the condition of structural elements and replacing damaged timber parts. However, general manufacturer recommendations do not replace a structural assessment of the specific building.

Before ordering, you can propose the following agreement: “If additional repairs are identified after removing the covering, please provide photos of the damage, the scope of work, the additional cost and the impact on the schedule before carrying them out. We will agree on the work in writing.” This is suggested wording for an agreement, not a promise of the procedures followed by any particular contractor.

Agree separately on how the roof will be temporarily protected if work stops while damage is assessed or additional materials are obtained. It is also worth arranging photos before repaired areas that will later be hidden are covered.

If the old covering contains asbestos

The handling of asbestos-containing waste should not be left under a vague entry such as “rubbish removal”. The Environmental Protection Department instructs that such waste be collected separately and securely packaged. Check the estimate for packaging, transport and handover to an appropriate waste handler. Acceptance conditions need to be clarified in advance.

How do you compare two quotes?

Suppose the first quote includes a new covering and its installation, but lists waste removal and flashing as additional work. The second includes these line items. Even if the first quote has a lower total, their scopes are not yet the same.

1. Use the same roof area and scope of work for both.
2. Compare the roof covering model, layers and included accessories.
3. Mark line items as included, conditional or not included.
4. Ask for a price for the missing work or a clear method for calculating it.
5. Only then compare totals, schedules and payment terms.

An unknown scope of structural repairs should not be given a supposedly precise final price. A more useful approach is to agree in advance on how the need for repairs will be documented, calculated and approved.

When should you consult a designer?

An assessment by a designer or structural specialist is needed when there are doubts about the condition of load-bearing elements, visible sagging, or plans to change the structure, roof shape or weight of the covering. It is also worth seeking advice before creating new openings or changing the roof layer design if this could affect loads, moisture conditions or other building design solutions.

A contractor’s estimate does not replace a structural assessment. Whether specific work requires a design and permits must be clarified based on the building and the planned changes—the label “roof covering replacement” alone does not answer this.

A short checklist before ordering

• What will be removed, retained and installed is clearly described.
• Quantities, materials and installation components are specified.
• Waste, equipment and protection against precipitation are addressed separately.
• The procedure for approving additional work is agreed in writing.
• It is clear what is not included, how VAT applies and how long the quote is valid.
• Schedules, payment stages and acceptance of the work are discussed.

Namų Statyba provides services in Vilnius and Vilnius district. Roof replacement costs need to be assessed according to the specific project and scope of work. When making an enquiry, it is worth providing any available project documentation, roof photos, approximate dimensions and a list of the desired work. More about the service: roofing in Vilnius.

Prepared using AI and research of public sources. General information does not replace an individual project and a specialist’s assessment.