What should a roof estimate include in Bellevue?

Scope And Measured Squares

A written estimate for a Bellevue home should start with the roof measured in squares, not guessed from the ground. That number drives material quantities and should match the pitch and layout of the actual house, whether it sits in Somerset, West Bellevue, or a hillside lot near Cougar Mountain Regional Wildland Park. The estimate should also state the tear-off line item plainly: how many layers come off, down to the decking, rather than leaving that detail assumed.

Underlayment belongs on the page by name, usually synthetic underlayment rather than felt, along with where a leak barrier gets added at eaves, valleys, and low-slope transitions. Drip edge should be listed as its own item, not folded into trim. If the home is near Kelsey Creek Park or another low, shaded lot where moisture sits longer, the estimate should be specific about where that leak barrier goes rather than leaving it to a general note.

Flashing, Vents, And Ridge Work

Step flashing at walls and chimneys, and new pipe boots at every roof penetration, should appear as their own line items rather than assumed as included. In a wet climate like Bellevue's, these are the points that fail first, and an estimate that skips past them is skipping the part of the roof most likely to leak. Attic ventilation should also be addressed directly, stating whether existing ridge vent and soffit intake are adequate or being changed.

Starter and ridge cap materials should be named, since these finish courses affect wind resistance at the edges and peak. If the home is a cedar shake conversion, common enough on older Bellevue streets near Bridle Trails or Lake Hills, the estimate should note whether skip sheathing is being replaced with solid decking, since that change affects both weight and ventilation and should not be a surprise mid-job.

Decking, Permits, And Payment

A written estimate for a Bellevue reroof should lay out the scope of work in plain terms: measured squares of roof area, whether it is a tear-off or a recover, and how many existing layers come off. It should list synthetic underlayment, leak barrier where the roof calls for it, step flashing and pipe boot replacement, drip edge, starter and ridge cap, and any ridge vent work tied to attic ventilation. Add a decking unit price for sheathing found soft once the old covering is off, disposal, any permit line item, and the payment schedule. Workmanship warranty terms belong on the page too.

A clear estimate spells out cleanup expectations and the payment schedule, including what is due at signing, at material delivery, and at completion. It should also state the workmanship warranty terms in writing, separate from the manufacturer's material coverage, so a Bellevue homeowner near Wilburton or Factoria knows exactly what is promised and for how long before any work begins.