What should my Omaha roof estimate list out?

Squares And Tear-Off Scope

An Omaha estimate should open with measured squares, not a guess pulled from a satellite photo. A roofer walking the property in Dundee or Benson should record the actual roof plane, then list the tear-off line item separately from materials, noting how many existing layers come off down to the decking before anything new goes on.

Synthetic underlayment should be named on the page, not left as an unspecified line. Given how often Omaha swings through freeze-thaw cycles between fall and spring, the estimate should also state where a leak barrier is added, typically at eaves and valleys, since that transition point is where ice buildup does the most damage to decking below.

Flashing, Boots, And Ridge

Flashing deserves its own line rather than a blanket assumption of reuse. Step flashing at chimneys and dormers, new pipe boots at every vent penetration, and fresh drip edge along the perimeter should each be spelled out, especially on older Midtown Omaha homes near Field Club where original flashing has usually outlived its use.

Starter and ridge cap should be named by product, since these courses take the brunt of spring wind gusts common across Douglas County. If ridge vent is part of the ventilation plan, say so. Any decking unit price for replacing rotted sheets found during tear-off belongs on the page too, not added later as a surprise.

Decking, Permit, And Payment

Decking should carry a per-sheet unit price along with a plain description of what condition triggers a swap, so that cost isn't negotiated after the old shingles are already off. The estimate should also note whether a permit through the City of Omaha Planning Department is being pulled for the job, since that line affects both the timeline and who is responsible for scheduling the inspection.

Disposal deserves its own line: whether a dumpster sits in the driveway or on the street, and who hauls it away when the job wraps. The payment schedule should spell out what's due at signing, at delivery of materials, and at final completion, and the estimate should state the workmanship warranty term in writing rather than leaving it to a verbal promise made on the day of the walkthrough.