Roofing Scope Checklist: Every Item from Ridge to Soffit

Shingles and materials: type, brand, and color

Start with the primary roofing material. Identify the manufacturer, product line, and color from the shingle itself. Most architectural shingles have the manufacturer name stamped on the back of the shingle or printed on the packaging in the attic if any remains.

Take a sample shingle to your supplier for color matching. If the color has been discontinued, you have a matching argument for full roof replacement rather than partial. Document the shingle type (3-tab vs architectural), weight class (25-year, 30-year, lifetime), and current condition across all slopes.

Architectural shingles run $80 to $120 per square for material. Premium designer shingles can run $150 to $250 per square. 3-tab shingles are $60 to $80 per square but are rarely installed on new construction anymore.

Measure each slope individually and calculate total squares including waste factor. A complex roof with multiple hips and valleys needs a 15-20% waste factor. A simple gable roof needs 10-12%.

Your waste factor can add 3 to 6 squares on a 30-square roof, which is $240 to $720 in material alone.

Underlayment: felt vs synthetic and code requirements

Underlayment is the waterproof barrier between the decking and the shingles. The two main types are 15-pound felt paper and synthetic underlayment. Most current building codes require synthetic underlayment on new roof installations, even if the original roof had felt paper.

This is a code upgrade, not an optional improvement. Synthetic underlayment costs $0. 10 to $0.

25 per square foot more than felt paper, but it provides superior water resistance, is lighter, and installs faster. On a 3,000-square-foot roof, the material difference is $300 to $750. The labor is roughly the same.

Ice and water shield membrane is required by code in most northern climates along eaves, typically extending 24 inches past the interior wall line. It's also required in valleys and around penetrations in many jurisdictions. Ice and water shield runs $1.

50 to $3. 00 per square foot installed. A 60-foot eave with 3 feet of ice and water shield coverage is 180 square feet at $1.

50 to $3. 00, which is $270 to $540. Reference the specific local code section in your estimate.

Building codeYour Walls Are Open. Now the Inspector Wants $5,000 in Upgrades.Nobody warned me about this one. When the drywall came down on my claim, I thought we were just replacing what got damaged. Then the building inspe...
Read more → compliance is not optional when the roof is being replaced, and adjusters approve code-required items when you cite the applicable section.

Flashing inventory: every penetration and intersection

Walk every inch of every roof intersection and penetration. Flashing failures are the number one cause of roof leaks, and every piece of flashing should be evaluated when the shingles come off. Step flashing at walls occurs at every shingle course where the roof meets a vertical wall surface.

Count the pieces and document their condition. Counter flashing at chimneys should be embedded in the mortar joint with proper sealant. Valley flashing handles the highest water concentration on the roof and takes significant wear.

Drip edge along eaves and rakes is code-required on most re-roofs even if the original installation did not have it. Pipe boot flashings around plumbing vents crack and deteriorate from UV exposure. Each pipe boot is a separate scope item.

Satellite dish mounts, attic fan housings, and any other penetrations require flashing evaluation. Document every piece of flashing with individual photos showing the condition. A complete flashing scope on a typical residential roof adds $800 to $2,500 beyond the shingle replacement.

Ventilation: ridge vent, soffit, and attic fans

Proper attic ventilation is a code requirement and affects shingle warranty validity. Most manufacturers require a balanced ventilation system with intake at the soffits and exhaust at the ridge. If the existing ventilation doesn't meet current code, the re-roof triggers an upgrade.

Ridge vent is the standard exhaust ventilation on modern roofs. It runs the length of the ridge and allows hot air to escape from the attic. Ridge vent replacement runs $4 to $8 per linear foot installed, including the ridge cap shingles over it.

A 40-foot ridge is $160 to $320. Soffit vents provide intake air and should be checked for blockage from insulation, debris, or paint. If soffit vents are inadequate, additional vents may need to be cut and installed at $30 to $75 per vent.

Powered attic fans or turbine vents that are damaged should be replaced. Powered attic fans run $150 to $400 each. The key here is that manufacturers can void the shingle warranty if ventilation doesn't meet their requirements.

That makes ventilation upgrades a code and warranty compliance issue, not an optional improvement.

Decking: finding rot under the shingles

Decking damage is invisible until the shingles and underlayment are removed. Walk the roof before tear-off and note any areas that feel soft or spongy underfoot. Those areas almost certainly have decking damage.

During tear-off, your crew should inspect every sheet of decking as it is exposed. OSB and plywood decking deteriorate differently. OSB delaminates and becomes structurally unsound when wet.

Plywood tends to warp and swell at the edges but retains more strength. Press your thumb firmly into any suspicious areas. If the surface gives, it needs replacement.

Standard decking replacement is 7/16-inch OSB or 1/2-inch CDX plywood at $1. 50 to $3. 00 per square foot installed.

A single 4x8 sheet replacement runs $25 to $60 including labor. Most adjusters will approve decking replacement when you provide photos showing the deteriorated material. Some carriers cap decking replacement at a certain number of sheets without re-inspection.

Know your carrier's threshold. If you find more decking damage than expected, stop work and contact the adjuster for a re-inspection before covering it up.

Gutters, downspouts, and soffit/fascia

Gutters and downspouts take direct damage from hail, wind, and falling debris. Inspect the entire gutter system for dents, separation at seams, bent or crushed sections, and improper drainage pitch. Hail damage on aluminum gutters shows as dimpling on the bottom and front face.

Downspouts should be checked for dents, separation at joints, and secure attachment. If the gutter system is being replaced, include the hangers, end caps, miters, and outlet drops as separate line items. Aluminum gutter replacement runs $6 to $12 per linear foot installed.

Downspouts are $4 to $8 per linear foot. Fascia board behind the gutters is often damaged by water that backed up behind a failed gutter. If you're removing the gutters and find rotted fascia, scope the replacement.

1x6 fascia board runs $3 to $6 per linear foot. Soffit panels should be inspected for water staining, mold, or structural damage. Vinyl soffit replacement is $4 to $8 per square foot.

Wood soffit repair or replacement is $6 to $12 per square foot.

Interior damage, code triggers, and permits

A roof leak creates interior damage that belongs on the same claim. Check every room below the damaged roof area for ceiling stains, bubbling or peeling paint, soft drywall, and active drip paths. Inspect the attic for compressed or saturated insulation, water staining on rafters and sheathing, and any mold growth.

Interior scope items include ceiling drywall replacement, insulation replacement, interior painting, and light fixture replacement if water damaged the electrical. These items are often missed because the adjuster focuses on the roof and doesn't walk the interior looking up. Code triggers on a re-roof go beyond underlayment and ventilation.

Some jurisdictions require additional bracing, upgraded fastener patterns for high-wind zones, or removal of existing layers if the roof has two or more layers of shingles. Check your local code for the maximum number of roof layers allowed. Permits are required for full roof replacement in most municipalities.

Permit fees range from $150 to $1,500 and are a legitimate expense that belongs in the estimate. Include the permit fee, reference the local requirement, and attach the fee schedule from the building department if the adjuster questions it.