Roofing contractors, from solo installers to small crews, invoice homeowners, landlords, property managers, and general contractors for tear-offs, re-roofs, repairs, and leak work. Bills usually combine labor, shingles or other roofing materials, underlayment, flashing, disposal, and sometimes permit fees. Insurance-related jobs add extra paperwork, such as claim numbers and supplements.
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Most roofing is priced per square (100 square feet of roof surface), with the price covering tear-off, materials, labor, and cleanup. Full re-roofs are usually quoted as a flat fee for the whole job, built up from the number of squares, pitch, layers, and the roofing material. Repairs are often billed as a flat fee per repair or by time and materials, with a minimum service charge to cover the trip and setup. Extras such as rotted decking replacement, additional layers of tear-off, chimney flashing, skylights, and ventilation are priced separately, usually per sheet of plywood, per linear foot, or per item. Steep pitch, multiple stories, and hard access raise the labor rate. Large jobs commonly use a deposit, a draw at material delivery, and a final payment at completion.
| Service | Priced | Typical range |
|---|---|---|
| Asphalt shingle re-roof (tear-off and install, 3-tab or architectural) | per square | $450-850 |
| Metal roof installation (standing seam or screw-down panels) | per square | $900-1,800 |
| Roof repair (leak, flashing, a few shingles) | flat fee | $250-900 |
| Decking replacement (CDX or OSB plywood) | per sheet (4x8) | $70-120 |
| Additional layer tear-off | per square | $50-120 |
| Roof inspection or leak diagnosis | flat fee | $150-400 |
| Ridge vent or roof vent installation | per linear foot / per vent | $8-15 / $125-300 |
| Flat roof (TPO, EPDM, or modified bitumen) | per sq ft | $5-12 |
Typical US ranges. Rates vary by region, experience, and job size.
| Description | Qty | Rate | Amount |
|---|---|---|---|
| Tear-off of one layer of existing asphalt shingles, 28 squares, with dumpster and haul-away | 28 square | $95.00 | $2,660.00 |
| Install architectural shingles with synthetic underlayment, ice and water shield at eaves and valleys, new drip edge | 28 square | $480.00 | $13,440.00 |
| Replace rotted roof decking (1/2 in. OSB) | 6 sheet | $85.00 | $510.00 |
| Replace chimney step and counter flashing | 1 each | $425.00 | $425.00 |
| Install ridge vent | 42 linear ft | $9.00 | $378.00 |
| Pipe boot replacement (plumbing vents) | 3 each | $65.00 | $195.00 |
| Total | $17,608.00 | ||
Notes: Deposit of $5,000 received on contract signing. Balance due on completion of work. Workmanship warranty of 5 years; manufacturer shingle warranty registered with the homeowner. Decking replaced beyond the estimate is billed at the per-sheet rate shown. Late balances accrue 1.5% per month after 15 days.
Roofing liens and warranty claims are tied to the property, so the address must match the owner on record.
Many states require a license number on contracts and invoices, and clients and insurers often ask for proof of coverage.
Documents exactly what was installed, which matters for manufacturer warranties and later repairs.
Hidden damage found after tear-off is the most common billing dispute. Tie each extra to a signed or written approval.
Many municipalities require roofing permits, and listing the fee and number shows it was pulled and paid.
For storm or claim work, the invoice should match the adjuster's scope, show the supplement amounts, and make clear the homeowner owes the deductible.
Clients tend to ask about warranties when a leak appears. Putting the length and what it covers on the invoice avoids confusion.
Re-roofs commonly require a deposit of 10 to 50 percent at signing, sometimes tied to ordering materials, with the balance due on completion and final walk-through. Larger jobs may use a draw schedule, such as a third at start, a third at material delivery or dry-in, and a third at completion. Repairs and small jobs are typically due on completion or within 7 to 15 days. Late fees of around 1.5 percent per month are common if stated in the contract. Checks, ACH, card, and financing are all used, and card payments may carry a fee that some roofers pass through. In insurance jobs, the homeowner usually pays the deductible up front and the insurer pays the rest in one or two checks. Check your state's rules on deposit limits and lien notices.
Rotted decking, extra layers, and damaged fascia often show up only after tear-off. Photograph each problem, get written or text approval of the price before fixing it, and put it on the invoice as a separate line.
Shingles, underlayment, and metal panels are a large up-front cost. A draw when materials are delivered protects your cash flow and keeps you from financing the client's roof.
Dated photos of the old roof, the decking, flashing details, and the finished work back up your invoice if a client or insurer disputes the charges or the quality.
Many states let roofers file a mechanic's lien on unpaid work, but notice and filing deadlines are strict and vary. Send any required preliminary notices early and keep your invoice dates accurate.
Small repairs eat up time on travel, ladders, and tarps. A minimum charge, such as $250, keeps a 30-minute fix from costing you money.
Quote and contract as a flat total for the whole job, but show the squares and unit prices on the invoice so the client can see how it was built. Itemizing also makes it easier to price extras consistently.
Deposits of 10 to 50 percent are common for full roofs, often enough to cover materials. Some states cap deposits on home improvement contracts, so check your local rules.
Stop, document it with photos, and send the client a change order with the price per sheet of decking or per linear foot of fascia or trim. Bill it as a separate line item on the invoice that references the approved change.
Include the claim number, the carrier name, the approved scope, any supplements, and the deductible the homeowner owes. Keep the invoice consistent with the adjuster's estimate and note that the homeowner is responsible for any work outside the approved scope.
Some states restrict or regulate card surcharges, and card networks have rules about disclosure. If you add a fee, state it in the contract before the work and check your local rules.
Send a Roofing estimate for approval, then turn it into an invoice when the work is done.
Roofing estimate template