Full tear-off to the deck
Nothing laid over. An overlay hides whatever the sheathing is doing, cooks the new covering from below and ends most manufacturer coverage.
Roof Replacement
Roof Replacement in Pine Hill, NJ
Most estimates tell you what is included. The useful half is what is not, and that half gets printed on yours before you sign anything.
Two estimates, same number, different jobs
Homeowners compare roofing quotes on the figure at the bottom because that is the only part written in a language they share. But two sheets carrying the same total can describe quite different work: one renews every flashing and the other reuses what is up there; one includes ridge ventilation and the other leaves whatever is fitted; one names a per-sheet rate for sheathing and the other says nothing until the covering is off. The gap between them appears later, as a change order or a leak. Printing the exclusions is how that gap gets closed before the money is agreed rather than after.
What a replacement here covers
Sheathing checked and priced by the sheet
Walked once it is exposed, soft board cut out, and billed at a rate that is on your estimate before the job begins instead of invented halfway through.
New metal at every interruption
Step, apron, sidewall, valley, drip edge and boots, all replaced. Reused flashing under a new covering is the single most common cause of a first-year leak.
Underlayment and an ice barrier
Synthetic over the field and a self-adhering membrane where this county needs it, which is the eaves, the valleys and every pipe or chimney coming through.
Ventilation sized, not copied
Intake and outlet worked out against the attic volume. Whatever the last roofer left is a starting point for a measurement, not an answer.
The exclusions, in print
Structural framing, interior repairs, chimney masonry, gutter replacement and anything requiring an engineer are listed as excluded with a note on what each would cost if it came up.
And no deposit before materials
Nothing is asked for until the order is placed with the supplier, and the schedule of payments sits on the estimate from the start. A large deposit collected at signing is the clearest warning sign in this trade, because it funds somebody's working capital with your money and it removes the one piece of leverage a homeowner actually has.
Get the whole sheet, exclusions included
Free visit, a full written scope, and the parts we are not doing named as plainly as the parts we are.