What Is Included in a Roof Replacement?

Updated 2026-10-24 · Sources checked

One commenter in a homeowners thread asked:

"Shouldn't new boards be included for a total roof replacement??"

The important question is why your quotes arrived at such different prices, and the total will not tell you. A full replacement removes all the existing roofing and replaces any damaged wood¹, and a complete scope also names flashing¹, ice and water protection and ventilation² and cleanup and debris removal³. Whether new boards are included or billed later depends on what the quote says in writing.

Quick answer:

Compare quotes line by line, not by the bottom price: ask each roofer for a written proposal that describes the work, the dates and the payment procedures⁴.
Ask for the price of extra decking per sheet, in writing, before work starts.
Get the permits and the cleanup written into the contract.
Read what voids the warranty before you sign.

On this page

What does a complete roof replacement include?
Why do two quotes look so different?
Decking: the part nobody can price before tear-off
Checklist: what the written quote should say
What do the "25% rule" and local codes change?
Getting an itemized quote
Quick questions

You can settle all of this on paper before anyone lifts a shingle.

What does a complete roof replacement include?

A complete replacement has a tear-off, decking, flashing, drip edge, underlayment, ventilation and cleanup. Here is what each part means, among other items a quote can list:

Tear-off and decking. The old roofing comes off, and any damaged wood under it is replaced¹. Decking is the plywood or boards the shingles nail into, and a roofer can price it per sheet.
Flashing. These are the metal strips that seal the joints. A wind-resistance standard calls for flashing at all penetrations, roof and wall intersections, valleys, gables and eaves¹.
Drip edge and underlayment. Drip edge is the metal strip along the roof edge that sends water off the roof. Underlayment is the water-resistant layer under the shingles. In one Texas city, new drip edge is required on a re-roof⁵.
Ice protection and ventilation. In Richfield, Minnesota, ice and water protection goes at the eaves, and ventilation is added to the attic per code².

Why do two quotes look so different?

Two roofers can be making different assumptions about what is included. One may include the decking and the cleanup, and the other may leave them out until later. One commenter described the problem this way: "The scope of work that the contractor gave me only included the price of everything"

A written proposal should describe the work and specifications completely, with start and completion dates and payment procedures⁴. A written estimate should include the work, the materials, the completion date and the price⁶. Lay the quotes side by side and mark every item that appears on one and not the other. Each gap is a question for the roofer, not yet a mistake. A legitimate contractor won't pressure you to sign a contract and hand over a deposit on the spot⁷. If a roofer refuses to itemize, or pushes you to sign today, weigh that against the other quotes. The Quote Decoder below writes a message for each roofer, from the quotes you enter.

Comparing several roofers and not sure what to ask each one? Questions to ask a roofer before you hire one.

Decking: the part nobody can price before tear-off

Decking is the one item nobody can price exactly before tear-off, because you can't really tell what's under the shingles until the old roofing comes off. A wind-resistance standard calls for replacing any damaged wood when the old roofing is removed¹, so the real question is who pays, and at what price.

That is why the quote decides. Ask each roofer for a price per sheet of replacement decking, written into the contract, so a surprise on the roof arrives with a number already attached. Another reply gives the same fix: "Get a quote per sheet included in your contract, and tell him to replace rotted sheets as needed."

If the price changes after work starts, it should go through a change order. In California, a price change must be made with a written change order that becomes part of the contract³; wherever you live, ask how your roofer handles it. Before paying, ask for a breakdown and photos of any boards replaced, and match the count to the bill to check the charge against the work.

Curious what rot in the decking really means for the job? What roof rot means and what to get in writing.

Checklist: what the written quote should say

Hold every quote to this list. Each item is something to ask the roofer to write down.

Tear-off and decking: removal of the old roofing, which damaged decking gets replaced, and the per-sheet price of any extra.
Roof parts: flashing, drip edge, underlayment, ice and water protection and ventilation, each named.
Permits and cleanup: In California, a contract should say who will pull the necessary building department permits³ and include complete cleanup and removal of debris and materials³. Ask for both wherever you live.
Dates and payments: start and finish dates, and when each payment is due.
Warranty and changes: read the warranty and understand the provisions that will void it⁴, and ask how a price change gets approved in writing.

Once the quote reads right, what else belongs in the contract? What a roof replacement contract should spell out.

What do the "25% rule" and local codes change?

The 25% rule comes from a Florida statute⁸, not from a national code. For roofs built to the 2007 Florida Building Code or later, when 25 percent or more of a roof section is replaced, only the replaced portion has to be built to the current code⁸.

Other rules differ by city, like the Minnesota and Texas items above. Ask each roofer which local requirements apply at your address and have them listed on the quote, because they change what the job includes and what it costs you.

Getting an itemized quote

A fair comparison needs quotes built from the same list. Hand every roofer the checklist above, then compare the scope of work line by line once the quotes are back.

Roof Quote Decoder: compare your quotes side by side

Type in what your written quotes say. You'll see how they differ, what each one is missing in writing, and a message for each roofer. Nothing you type leaves this page.

This comparison needs JavaScript. Without it, check that each written quote includes: the work and materials, start and completion dates, a breakdown of the costs, the payment schedule, a signed change order before any extra, who pulls the permit, warranty details, proof of license and insurance and, for a replacement, a limit on hidden-damage extras before they stop and ask you, whether the old roofing is removed, the flashing work, cleanup, and a price per sheet of decking.

Quick questions

Can one total tell me if a new roof price is good? A single number cannot answer that, and a total with no scope behind it is the first thing to question. Put two quotes side by side with the checklist and ask each roofer to explain the gaps. A lower total with items missing is a different job, not a better price.

Can I deduct a new roof on my taxes? A roof replacement is a home improvement. An improvement that adds to a home's value or prolongs its life is added to the home's basis, and you can't deduct those costs⁹. Also, energy efficient home improvement credits can't be claimed for property placed in service after December 31, 2025¹⁰. A tax preparer can tell you how that applies to your roof.

Should I pay the whole amount up front? Don't pay the full amount for the project up front⁶, and some states limit the down payment a contractor can ask for. Check your state's limit before you agree to a deposit.

Why does ventilation belong on a roof quote? In summer, a well-vented attic moves super-heated air out, protecting the shingles and removing moisture¹¹. That makes it a line worth asking about: what ventilation the new roof will have, and whether any is being added.