Every possible re-roof cost, listed upfront.

Complete list of possible re-roof add-on line items

• Dry-Rot CDX Sheet (Beyond 3-Sheet Allowance). One 4×8 CDX plywood sheet installed to replace rotten decking discovered during tear-off. First 3 sheets are always free.. When applies: Only if dry rot exceeds our free 3-sheet + 8-hour labor allowance.. Price: $95.
• Framing Labor (Beyond 8-Hour Allowance). Skilled carpentry labor to cut, fit, and secure replacement decking or rafter repairs beyond the free 8-hour dry-rot allowance.. When applies: Only if dry rot repair labor exceeds the 8-hour allowance.. Price: $150.
• Severe Dry-Rot Section (10+ sheets). Large-area deck replacement when a full section of the roof is compromised — pricing includes materials, disposal, and structural verification.. When applies: Only when a full quadrant of decking has to come off — extremely rare on Sacramento-area homes.. Price: $1500–$4500.
• Solar Panel Detach & Reset (Single-Story). Per-panel detach before tear-off and re-mount after the new roof is installed. Includes wire management and re-torque.. When applies: Per panel · single-story roof access.. Price: $225.
• Solar Panel Detach & Reset (Two-Story). Same scope as single-story but with the added rigging and safety time required for two-story roof access.. When applies: Per panel · two-story roof access.. Price: $325.
• Leased/PPA Solar Coordination Fee. We coordinate with your solar lessor (SunRun, Sunnova, Sunlight, Sunova, etc.) to authorize the detach & reset. Includes phone-tag hours and paperwork.. When applies: If your panels are leased or PPA — the solar company usually requires authorization before anyone touches the array.. Price: $250.
• Solar Decommission Certificate (Leased Systems). Formal decommission and re-commission certificate required by some solar lessors before re-roofing under a leased array.. When applies: Only if your solar lessor requires a signed decommission certificate.. Price: $250.
• Solar Wiring Reroute (if damaged/aging). Re-run compromised or code-noncompliant DC wiring from the array to the combiner or inverter. Includes conduit + labor.. When applies: Only if we discover UV-damaged, chewed, or code-noncompliant wiring under the panels.. Price: $350–$850.
• Multi-Layer Tear-Off (2 layers → 1). Added labor + disposal cost when the existing roof has 2 layers of shingle instead of a single layer.. When applies: If your existing roof has 2 layers (California code max) — often a hidden condition on 1990s+ homes.. Price: $100.
• Multi-Layer Tear-Off (3+ layers). Added labor + disposal when a previous re-roofer illegally left 3 or more layers on the deck.. When applies: Only when the previous roofer violated California's 2-layer max — rare but not unheard of on pre-2000 flips.. Price: $175.
• Sheathing Upgrade (3/8" → 1/2" CDX). Overlay or replace 3/8" deck (common on 1970s tract homes) with 1/2" CDX for code + manufacturer warranty compliance.. When applies: Only when the existing deck is 3/8" — most manufacturers require 1/2" minimum for warranty.. Price: $350.
• Sheathing Upgrade (1/2" → 5/8" CDX). Upgrade to 5/8" CDX for maximum long-term deck stiffness — common on heavy-tile or metal installs.. When applies: Only if the homeowner elects a heavier roof system (tile, concrete tile, standing seam) or the manufacturer's spec requires it.. Price: $450.
• Rafter Repair (per rafter · if discovered). Sistering or replacing a single compromised rafter — priced per rafter to keep costs transparent.. When applies: Only if we open the roof and find a specific compromised rafter — usually from a prior leak.. Price: $250–$800.
• Truss Repair (per truss · engineer required). Repair of a compromised roof truss — includes structural engineer sign-off, city inspection, and repair labor.. When applies: Extremely rare — only when a factory truss has cracked, split, or sagged.. Price: $850–$2500.
• Structural Engineer Sign-Off (if needed). Stamped structural engineer letter required by some jurisdictions when load-bearing changes or truss repairs are made.. When applies: Only if load-bearing changes or truss repairs require a stamped engineer letter.. Price: $650.
• Sagging Ridge Board Correction. Correction of a sagging ridge line by re-sistering, jacking, or replacing the ridge board — done before decking + underlayment.. When applies: Only when the ridge line is visibly sagging — rare on Sacramento tract homes.. Price: $1500–$4500.
• Chimney Flashing (Full Replacement). Complete step-, counter-, and base-flashing replacement around a masonry or framed chimney. Includes cricket if slope exceeds 30".. When applies: When existing chimney flashing is beat, corroded, or caulk-only — nearly always recommended on 20+ year old roofs.. Price: $850.
• Chimney Masonry Cap (if crumbling). Replace crumbling mortar cap on a masonry chimney — the #1 source of chimney leaks in Sacramento.. When applies: Only when the mortar cap is cracked, missing, or actively spalling.. Price: $450–$1200.
• Sidewall Step Flashing (Full Replace). Full replacement of step flashing where a roof meets a vertical sidewall — priced by linear foot.. When applies: Recommended any time sidewall flashing is bent, painted-over, or was only caulked in.. Price: $12.
• Gable End Flashing. Metal drip edge at gable ends — often missing on pre-2000 homes.. When applies: Per gable end that needs new drip edge (usually 2–4 per home).. Price: $95.
• Kick-Out Flashing (per corner). Kick-out flashing at eave-to-sidewall intersections — code-required on new construction, often missing on older homes.. When applies: Any roof-to-wall corner missing a kick-out — recommended anytime we're replacing sidewall flashing.. Price: $65.
• Attic Ventilation Upgrade (Beyond Ridge Vent). Balance attic intake + exhaust to Title 24 code — required for warranty on many manufacturers. Includes soffit vent audit.. When applies: When existing attic ventilation fails the 1:150 ratio manufacturers require for full warranty.. Price: $450.
• Whirlybird Vent Replacement. Replace an existing whirlybird / turbine vent with a new sealed-bearing unit.. When applies: Only when a whirlybird is seized, rattling, or leaking. Ridge vent is usually the better long-term move.. Price: $175.
• Second Ridge Vent (L-Shaped Roofs). Second continuous ridge vent installed on the secondary ridge of an L- or T-shaped roof.. When applies: Only on multi-ridge roofs where a single ridge vent doesn't fully exhaust the attic.. Price: $600.
• Soffit Vent Addition (per vent). Cut-in and install a new soffit intake vent to correct chronic attic humidity or heat.. When applies: Any home where soffit intake is undersized vs. ridge exhaust (very common on 1970s Sacramento tract).. Price: $125.
• Power Attic Fan Install. Install a new thermostat-controlled or solar-powered attic fan. Includes flashing and electrical hookup where needed.. When applies: Optional summer-cooling upgrade — most homeowners are fine with passive ventilation.. Price: $450–$950.
• Attic Insulation Upgrade (blown-in). Top up attic insulation to R-38 (Title 24 minimum for Sacramento zone 12) with blown-in cellulose or fiberglass.. When applies: Optional — recommended when we can see bare joists or R-19 batts through the attic hatch.. Price: $2.5.
• Skylight Re-Flashing (existing skylight). Full re-flash and re-seal of an existing skylight during a re-roof — dramatically extends its remaining life.. When applies: Standard when re-roofing around any skylight less than 15 years old.. Price: $275.
• Skylight Replacement (Standard). Replace a fixed standard curb-mount skylight with a matching Velux or equivalent unit.. When applies: Recommended when the existing skylight is 15+ years old, cracked, or fogged.. Price: $850–$1400.
• Solar Tube Replacement. Replace a solar tube / tubular daylight device (Solatube, VELUX Sun Tunnel, etc.).. When applies: When a solar tube is cracked, leaking, or clouded.. Price: $650–$1200.
• Venting Skylight Replacement (Electric). Replace an electric venting skylight — includes new controller, rain sensor, and low-voltage wiring where accessible.. When applies: When a venting skylight has failed motors, seals, or is out of warranty and leaking.. Price: $1800–$2400.
• New Skylight Install (Cut-In). Cut in a brand new skylight — includes framing modifications, flashing kit, interior finish, and Title 24 compliance.. When applies: Optional upgrade — most homeowners add one during a re-roof to save the cost of a separate mobilization.. Price: $1500–$3200.
• Extra Dumpster (Beyond Included Haul-Off). Second 20-yard dumpster for oversized tear-off jobs where debris volume exceeds one included load.. When applies: Only when debris volume exceeds the included dumpster — usually 40+ SQ tear-offs or 3-layer removals.. Price: $650.
• Hazmat Disposal (Asbestos-Containing Roofs). Handling and disposal of asbestos-containing roofing material at a certified landfill. Includes air monitoring and manifests.. When applies: Only on pre-1980 roofs where asbestos testing comes back positive — very rare on Sacramento shingle roofs, more common on old tar & gravel.. Price: $250–$500.
• Pipe Boot Upgrade (Lead vs Rubber). Upgrade from standard rubber pipe boot to a lead pipe boot — 50-year life vs 12-year life.. When applies: Optional — recommended for homes over 20 years to lock in a permanent seal at every pipe.. Price: $75.
• HVAC Penetration Reseal. Full re-flash and re-seal of any HVAC penetration through the roof (usually 1–3 per house).. When applies: Recommended on any home where HVAC penetrations have been caulk-repaired.. Price: $125.
• Satellite Dish Removal. Remove and dispose of an unused / abandoned satellite dish. Includes patching the mount holes.. When applies: When you no longer use your dish and want it gone.. Price: $75.
• Satellite Dish Reset (on new roof). Detach dish before tear-off and re-mount on new roof — includes new lag bolts, flashed penetrations, and re-aim.. When applies: When you still use your satellite service (DirecTV, DISH) and want the dish put back.. Price: $150.
• TV Antenna Removal. Remove and dispose of an old rooftop TV antenna.. When applies: When the antenna is abandoned — most homeowners want it gone.. Price: $50.
• Flue Cap Replacement. Replace a rusted or missing furnace / water heater flue cap with a new spark-arresting unit.. When applies: Only when the existing flue cap is corroded, missing, or non-code.. Price: $145.
• Building Permit (Pass-Through Cost). City / county building permit for the re-roof. Paid to the jurisdiction — we don't mark it up.. When applies: City permit fee — varies by jurisdiction. We collect the exact amount the city charges us and pay it on your behalf.. Price: $150–$550.
• Historic Property Material Uplift. Cost uplift for historic-district material matching (specific shingle profile, wood shake replica, hand-formed metal).. When applies: Only if your home is in a designated historic district (parts of Midtown / East Sac / Land Park).. Price: $75–$150.
• HOA-Match Custom Color Order. Special-order shingle color required by your HOA when the color isn't in the standard palette.. When applies: If your HOA requires a specific shingle color not in the standard CertainTeed / Malarkey / GAF palette.. Price: $450.
• Ice & Water Shield (Full Coverage · Beyond Eaves). Upgrade underlayment to full ice & water shield across the entire roof deck (vs. eaves and valleys only).. When applies: Optional cold-climate upgrade — recommended in Placer / El Dorado foothills at elevation.. Price: $175.
• Class A Fire Rating Upgrade (WUI zone). Class A assembly upgrade required in Wildland-Urban Interface zones — includes fire-rated underlayment + ember-blocking vents.. When applies: Required for WUI zones in Placer / El Dorado foothills — usually included in the Better and Best tiers already.. Price: $600.
• Emergency Tarp Service (Active Leak). Same-day or overnight tarp installation to stop an active leak before the actual re-roof. Fully credited to your final contract.. When applies: When you have an active leak and can't wait for a full re-roof scheduling. 100% credited back at contract signing.. Price: $395.
• 5-Day Rush Install Guarantee Upgrade. Written 5-day install guarantee from contract signature — we skip our own queue to get you first.. When applies: Optional — most homeowners are fine with our standard 1-week install timeline (no upgrade needed).. Price: $1500.
• Landscape Protection (Bushes/Patio). Heavy-duty plywood + tarp protection over bushes, patio surfaces, and pavers during tear-off and install.. When applies: Standard on any home with dense landscaping right against the drip line.. Price: $250.
• HVAC Unit Protection Cover. Rigid box + tarp covering to protect the outdoor AC condenser from falling shingle bundles and debris.. When applies: Any home where the AC condenser sits within 6 feet of the drip line.. Price: $175.
• Pool/Deck Protection Wrap. Full protection wrap of pool deck / spa / cover to prevent debris and nail contamination.. When applies: Any home with a pool or spa near the roof drip line.. Price: $350.
• Gutter Replacement Only (Whole Property). Full replacement of all seamless aluminum gutters + downspouts around the property.. When applies: Optional — most homeowners bundle new gutters when re-roofing (huge labor savings vs. two mobilizations).. Price: $2400–$4200.
• Gutter Guards Add-On (Micromesh). Stainless-steel micromesh gutter guards installed on new or existing gutters — lifetime warranty.. When applies: Optional — recommended on homes with heavy tree cover (Land Park, Arden, Curtis Park).. Price: $1500–$2800.
• Downspout Extension/Reroute. Add or reroute downspout extensions to move water away from foundation.. When applies: Optional — recommended for any home with visible foundation staining at a downspout.. Price: $125.
• Post-Install Energy Audit. Post-install thermal / blower-door audit to document energy improvement from the new roof + insulation.. When applies: Optional — homeowners planning a solar install or PACE loan often want the documented audit.. Price: $350.