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Is this tear-off allowance too low for the roof area?
I’m comparing roofing bids for a roof measuring about 2,400 square feet, with two existing shingle layers to remove. The roof has fairly clear access from the driveway, and a dumpster could be placed close to the house, so I can understand some savings on hauling. However, one bid includes only a 1,500-square-foot tear-off allowance and lists disposal separately without stating the assumed tonnage or number of loads.
The same bid allows for just two sheets of replacement decking. There are a few soft spots visible from the attic, but the full extent won’t be known until the shingles are removed. The other estimates include tear-off for the full roof area and a larger deck-repair allowance, which explains much of the price difference.
Would you treat the smaller tear-off allowance as a likely incomplete scope, or could it be a legitimate adjustment based on the contractor’s measurement and disposal assumptions? What specific quantities should I ask them to confirm, such as squares of each layer, dumpster size, disposal weight limit, and the per-sheet price for decking beyond the allowance?
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4 replies
The 1,500-square-foot allowance needs to be explained before it can be compared with the other bids. Ask the contractor to identify whether it is:
- a typographical error,
- a partial tear-off, or
- a measured section that excludes another roof area, such as low-slope roofing, an addition, or an attached garage.
For a stated 2,400-square-foot roof with two shingle layers, the proposal should also specify whether the disposal allowance covers removal of both layers across the entire roof. “Disposal separately” is not sufficiently defined without the assumed debris volume, dumpster capacity, weight limit, number of loads, and charges for excess weight or additional containers.
I’d request a revised scope showing tear-off quantities by layer, the disposal price for the full anticipated removal, and the unit price for any additional decking beyond the two-sheet allowance. That makes it possible to distinguish a genuine measurement adjustment from an incomplete scope.
The 2,400-square-foot figure also needs a definition before the allowances can be compared. Confirm whether it’s the roof-plan footprint or the actual sloped surface measured along the roof. A steep roof, overhangs, valleys, and small additions can make those numbers differ, but that still doesn’t explain an unexplained 1,500-square-foot tear-off allowance.
Ask each contractor to show separately:
- measured tear-off area for each shingle layer
- waste or overlap factor used for new shingles
- overhangs, valleys, and other included areas
- any roof section excluded as inaccessible or priced separately
Waste factors belong in the new-roof material quantity, not as a hidden reduction in the tear-off scope. If both layers cover the same stated 2,400 square feet, the disposal estimate should be based on removing roughly that area twice, with the contractor’s assumed weight or volume clearly stated.
The two-sheet decking allowance is the part that needs a clear change-order procedure, not just a higher allowance. Soft spots seen from the attic may indicate repairs, but they don’t establish the quantity until the roof is open.
Have the contract state that concealed-decking work requires your written approval before installation, except for a narrowly defined emergency if leaving it open would cause damage. It should include:
- price per 4-by-8 sheet, or per square foot
- whether removal of damaged decking and fasteners is included
- labor and material pricing separately, if applicable
- photos or marked locations supporting the request
- a not-to-exceed amount unless you approve an increase
For example, the contractor could be authorized to replace up to a specified number of additional sheets at the stated unit price, with anything beyond that requiring another approval. That prevents the two-sheet allowance from becoming either an artificially low bid or an open-ended repair bill. The 1,500-square-foot tear-off still needs its own explanation, but decking authorization should be written into the scope regardless.
The disposal line needs both a volume and a weight assumption. Two shingle layers over 2,400 square feet can reach the dumpster’s weight limit before the container looks full, especially with wet material or mixed roofing debris.
Have the contractor state:
- Estimated cubic yards, or number and size of containers
- Expected disposal weight for both layers
- Weight limit included in the price
- Per-ton overage and added-container charges
- Whether underlayment, flashing, and other tear-off debris are included
That should be tied to the full 2,400-square-foot tear-off, not just the 1,500-square-foot allowance. A low volume estimate can make the bid look cheaper while shifting the difference into disposal overages.