Division 07: Roofing and sheet metal
Roofing estimating services for commercial roofing contractors
Send your roof plans, details and specs. Get membrane in squares, insulation by layer, flashing and edge metal in linear feet, and every penetration counted, priced at your rates.
Fixed price in 2 business hours. Pay only after you accept.
- Fixed price before any work starts
- Plan review is free
- You pay only after you accept the price and delivery date
- Single-trade estimates in 48 hours
- Your rates, your final number
Spanish version: Español
- TPO membrane19.6 SQ
- Tapered roof insulation1,960 SF
- Perimeter edge metal182 LF
- Roof drains and overflows1Callout 1: 2 drains, each with an overflow2 EA
- Curbs and penetrations2Callout 2: Rooftop unit RTU-15 EA
Quick answer
Roofing estimating services from Bidmere turn roof plans and specs into a measured takeoff and cost summary for commercial roofing and sheet metal contractors. You get membrane in squares, insulation and tapered layers, flashing, edge metal, drains and penetrations, priced at your rates, plus a question log. Estimates are priced from $195 and are ready in 48 hours.
What roofing estimating services include
You get a roof number built roof area by roof area, so your estimator can check any line. Every quantity cites its sheet and revision.
You send
- Roof plans, roof details, wall sections and building sections
- Roofing, roof insulation and sheet metal specification sections
- Tapered insulation layout, if one is provided
- Mechanical and plumbing roof plans for curbs, drains and penetrations
- Structural roof framing plan for deck type and slope
- Addenda, and your labor and material rates
You get back
- Membrane by roof area and system, in squares
- Insulation and cover board by layer and thickness
- Tapered insulation, crickets and saddles
- Edge metal, coping, base flashing and counterflashing by detail
- Drains, scuppers, curbs, hatches and penetrations by count
- A cost summary with labor and material split
- A question log of conflicts and scope splits
Delivery is an Excel estimate with live formulas, color-coded marked-up PDF plans, and a written list of assumptions, exclusions and open questions.
What a roofing takeoff measures, by CSI section
A roofing takeoff measures the field of the roof, then every edge, wall and penetration. Most Division 07 roofing work falls into these MasterFormat sections.
| Scope item | Typical CSI section | Unit |
|---|---|---|
| Roof insulation and cover board | 07 22 00 | SF by layer |
| Built-up roofing | 07 51 00 | SQ |
| Modified bitumen roofing | 07 52 00 | SQ |
| EPDM membrane | 07 53 23 | SQ |
| TPO or PVC membrane | 07 54 23, 07 54 19 | SQ |
| Metal roof panels | 07 41 13 | SQ or SF |
| Sheet metal flashing and trim | 07 62 00 | LF |
| Roof specialties: copings, edge systems | 07 71 00 | LF |
| Roof accessories: hatches, curbs | 07 72 00 | EA |
| Sheet and fluid-applied waterproofing | 07 13 00, 07 14 00 | SF |
A square (SQ) is 100 SF. On sloped roofs, plan area is multiplied by a slope factor. A 4:12 slope adds about 5.4%.
Roof edges, walls and penetrations: where roofing labor goes
The field of a low-slope roof is fast to measure and fast to install. The edges, walls and penetrations take most of the detail and much of the labor.
- Perimeter edge. Edge metal or coping by LF, by profile and stretch-out from the detail.
- Parapet walls. Base flashing by LF and by height, converted to SF of membrane.
- Wood nailers and blocking at edges and curbs, by LF and size, if in roofing scope.
- Penetrations. Pipes, vents and conduits by count and size, with the flashing method stated.
- Curbs and equipment supports by count, from the mechanical roof plan.
- Drains and scuppers with sumps, overflows and leader heads.
- Walkway pads and roof hatches.
Edge metal profiles and wall heights come from the details. If they disagree with the roof plan, the conflict goes on the question log.
Roofing plan conflicts that cause bid misses
Roofing bids are often lost on documents that disagree. These are the conflicts the question log flags most:
- No tapered insulation layout is provided, so slope and thickness must be assumed.
- The edge metal profile on the roof plan differs from the details.
- The spec names a warranty type and term the roof assembly does not support.
- Mechanical curbs and penetrations are not located on the architectural roof plan.
- Insulation R-value in the spec differs from the thickness on the details.
- Overflow drains or scuppers are shown on plumbing sheets only.
- Parapet heights differ between elevations and wall sections.
Each item cites the sheets involved, so your team can send an RFI or qualify the bid.
Scope gaps between roofing and adjacent trades
Items at the edge of the roofing scope lose bids. Check each of these before bid day:
- Roof curbs. Furnished by the unit vendor, mechanical or roofing? Flashed by roofing.
- Roof drains. Set by plumbing, flashed and clamped by roofing.
- Wood blocking and nailers: roofing or carpentry?
- Steel deck and deck repairs: steel or roofing?
- Coping and wall cap at parapets: roofing, sheet metal or masonry?
- Gutters and downspouts: roofing or sheet metal?
- Roof hatches and ladders: roofing or miscellaneous metals?
- Air barrier tie-in at the roof-to-wall transition.
- Lightning protection and solar penetrations installed after the roof.
What drives a commercial roofing estimate
Roof system, insulation and detail count drive most commercial roofing estimates.
- Roof system. TPO, PVC, EPDM, modified bitumen, built-up and metal each price differently.
- Attachment method. Mechanically fastened, adhered or ballasted, and the fastening pattern wind design requires.
- Insulation. Layers, total thickness, tapered systems and cover board.
- Warranty. Manufacturer warranty type and term can add inspections and material.
- Detail density. Many penetrations, curbs and roof levels on a small roof raise cost per square.
- Tear-off. Removal of existing roofing on reroof work, plus disposal.
- Access and hoisting. Building height, crane needs and staging space.
Each assumption is written out so your team can change it.
Have plans for this scope? Send them over. Fixed quote within 2 business hours. Plan review is free, and you pay only after you accept.
Get a fixed quoteRoofing takeoff vs roof measurement services and roof reports
Roof measurement services usually sell an aerial roof report: roof areas, pitches and edge lengths, measured from imagery. A roofing takeoff for a commercial bid goes further.
A bid takeoff measures from the construction documents, so it covers what a photo cannot show. That includes insulation layers, tapered systems, details, specified flashing and the spec’s warranty terms. Bidmere prepares takeoffs from the documents you provide and does not visit roofs. For reroof work without drawings, an existing roof report or survey you supply can serve as the measurement basis.
For storm and insurance roofing, see insurance restoration estimating.
What the roofing estimate does not include
The estimate measures and prices assemblies as drawn and specified. Design and field work stay with others.
- Roof design, wind uplift or drainage calculations
- Tapered insulation design, which comes from the supplied layout
- Site visits, core cuts or field verification
- Signing or submitting your bid
Roofing estimator, roofing estimating software or a template?
Roofing estimating software speeds up measuring and pricing. A roofing estimator still has to read the drawings and specs, so pick the tool by the work you bid.
- Residential and reroof work. AccuLynx says its estimating tools pull in aerial measurements from providers such as EagleView, Hover and RoofSnap. RoofSnap sells roof measurement reports and builds quick estimates from satellite imagery. EagleView sells aerial roof reports to contractors.
- Commercial bids from drawings. Roofing takeoff software such as Bluebeam Revu measures lengths, areas and counts on PDF plans.
What software does not do:
- Read the spec for warranty, attachment and insulation requirements
- Catch conflicts between the roof plan, details and the spec
- Settle scope splits with sheet metal, carpentry and mechanical curbs
- Build the question log for the GC before bid day
A roofing estimate template works for small jobs. The free construction estimate template fits roofing. Set the unit column to squares (SQ) for field roofing, LF for edges and flashing, and EA for penetrations and curbs.
There is no honest single roofing cost per square foot. It moves with roof system, insulation, detail count, tear-off and access. Waterproofing cost per square foot works the same way: system, substrate prep and detailing drive it. The roofing estimate calculator gives a cost per square and per square foot at your own rates. For building-level benchmarks, see construction cost per square foot.
Outsource when bids stack up or the set is too big to measure in time. Compare the options in estimating software vs a service.
Sample takeoff
What a takeoff looks like
| Item | Quantity | Unit | Sheet and basis |
|---|---|---|---|
| TPO membrane, 60 mil, mechanically fastened | 240.0 | SQ | A-401, net field area |
| Parapet base flashing, 24 in. high | 1,280 | SF | 640 LF parapet, details A-501 |
| Polyiso insulation, 2 layers, 2 in. each | 24,000 | SF | Spec 07 22 00 |
| Tapered polyiso with crickets | 24,000 | SF | Supplied layout T-1, average thickness stated |
| Cover board, 1/2 in. | 24,000 | SF | Spec 07 22 00 |
| Coping, prefinished, 18 in. stretch-out | 640 | LF | Detail 3/A-501 |
| Roof drains with overflows | 8 | EA | P-301, set by plumbing |
| Equipment curbs | 6 | EA | M-401 |
| Pipe and conduit penetrations | 22 | EA | M-401, P-301, E-401 |
| Walkway pads | 180 | LF | A-401, to each unit |
Fictional example: part of a roofing takeoff for an invented 24,000 SF one-story distribution building. Not a customer project.
Before you send plans
Common questions about handing off the work
Will my material and labor rates be used?
Yes. The estimate is priced with the labor and material rates you approve, on separate lines.
What if no tapered layout is provided?
The slope and thickness basis is stated as an assumption and listed as an open question for your team.
Who owns the final roofing bid?
Your team reviews, sets markup, signs and submits. Bidmere does not sign or submit bids.
Roofing takeoff and estimate pricing
Roofing takeoffs from Bidmere start at $149, and single-trade roofing estimates at $195. The fixed quote for your job usually lands in these ranges:
| Job size | Takeoff only (quantities) | Single-trade estimate (quantities and pricing) |
|---|---|---|
| Small job: up to 10,000 SF | $149 to $295 | $195 to $395 |
| Mid-size job: 10,000 to 50,000 SF | $295 to $695 | $395 to $895 |
| Large job: over 50,000 SF, or several buildings | From $695 | From $895 |
Single-trade estimates are ready in 48 hours. Rush (24 hours) adds 30%. 25% off your first estimate. Every job gets a fixed quote within 2 business hours, and you pay only after you accept. Every estimate is delivered as an Excel estimate with live formulas, color-coded marked-up PDF plans, and a written list of assumptions, exclusions and open questions. See pricing for the full price list and scope conditions.
Monthly estimating plans
Bid every week? Put your roofing estimating on a monthly plan
If your team bids every week, a monthly plan is simpler than ordering one estimate at a time. You send bids as they come in, and each one is measured and priced the same way.
- Starter: $1,395 per month for up to 6 bids
- Pro: $2,595 per month for up to 12 bids
- Scale: $4,795 per month for up to 25 bids
Each plan uses your rates, your cost codes and your proposal format, so your numbers stay consistent from bid to bid. See monthly outsourced estimating plans for what each plan covers.
Questions
Frequently asked questions
How much do roofing estimating services cost?
Bidmere single-trade roofing estimates are priced from $195 for a qualifying project, with 25% off your first estimate. The fixed price depends on roof area, roof levels, detail count and deadline. You get it within 2 business hours after a free plan review, and you pay only after you accept. See pricing.
How long does a commercial roofing estimate take?
A qualifying single-trade roofing estimate is ready in 48 hours from your accepted quote and complete documents. Larger or multi-building projects get a delivery date in the fixed quote. Rush: 24-hour rush for 30% more, subject to capacity. Tell us your bid date when you request a quote.
What do I need to send for a roofing takeoff?
Send roof plans, roof details, wall and building sections, the roofing, insulation and sheet metal specs, the tapered layout if there is one, MEP roof plans and all addenda. Add your rates for a priced estimate. To get a quote, a short description and a plans link are enough.
Why is roofing measured in squares?
A square is a US construction unit equal to 100 square feet, and roofing materials are commonly sold and priced by the square. The takeoff reports membrane in squares and insulation in square feet. On sloped roofs, plan area is multiplied by a slope factor before it is converted to squares.
Who sets the rates in a roofing estimate?
You do. The estimate uses the labor and material rates you approve, with labor and material shown separately for each roof system. Supplier quotes for membrane, insulation and sheet metal can be carried as provided. Bidmere never sets your markup or final bid number.
Can a reroof estimate include tear-off and deck repair?
Yes, when included in the quoted scope. Removal of the existing assembly, new layers and any approved deck repair allowance are shown separately. Plans do not reveal concealed conditions, so unknown repair quantities stay as open items or clearly approved allowances your team sets.
Do you estimate waterproofing too?
Yes, when the documents define it. Below-grade sheet and fluid-applied waterproofing, plaza decks and dampproofing are measured by area, with terminations, drainage board and protection board as separate lines. Waterproofing is priced as its own section so you can carry it or send it to a specialty sub.
Can I order a roofing takeoff only?
Yes. A roofing takeoff lists membrane in squares, insulation by layer and thickness, edge metal and flashing in linear feet, and drains, curbs and penetrations by count, with no pricing applied. Your team prices it with its own rates. Takeoffs are priced from $149; see quantity takeoff services.
What is the roofing cost per square foot?
There is no reliable single figure. Roofing cost per square foot depends on the roof system, insulation layers, detail count, tear-off and access. Bidmere does not publish one. The free roofing estimate calculator shows cost per square and per square foot at your own rates. For a bid, a measured takeoff priced at your rates gives a number you can defend.
Do I need roofing estimating software or a roofing estimator?
Software helps when someone on your team has time to measure and check every set. It measures faster, but it does not read specs or catch scope gaps. If bids pile up, an outside roofing estimator fills the gap. Bidmere sends a fixed quote within 2 business hours, single-trade estimates take 48 hours, and you pay only after you accept.
Get a fixed quote
Share the project basics. You get a fixed price and delivery date within 2 business hours. Plan review is free, and you pay only after you accept.