Candidate Number: 0112257L
TABLE OF CONTENTS
Introduction 3
Types and Methods of Measurement 5
What is the roof area? 8
Figure1, Sample Sketch 9
What is the length of ridge necessary for ridge shingle units? 10
What is the length of valley necessary for valley metal flashing? 10
What is the length of edge necessary for drip edge flashing? 10
Waste Factors, Chimneys, Pipe Jacks 10
Factors Affecting Pricing 12
Overview Regarding Mark-Up 13
Developing the Time and Material Estimate 15
Sample Estimate 17
How to Test the Bid 18
Glossary 19
Bibliography 21
Appendix A: Table to Converting Flat Area to Roof Area 22
Appendix B: Xactimate Unit Cost Estimate 23
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Candidate Number: 0112257L
INTRODUCTION
The Construction Specification Institute (CSI) has published CSI Standards and Formats. The Master Format 2012 publication “is a master list of numbers and titles classified by work results or construction practices, used throughout the North American construction industry to organize project manuals, detailed cost information, and relate drawing notations to specifications”.1 The CSI has organized construction practices into a 6-digit, 50-division system.
This Technical Paper addresses Composition Shingle Roofing and associated flashing. The pertinent Master Format cites are: 07 00 00.00 Thermal and Moisture Protection 07 01 00.00 Operation and Maintenance of Thermal and Moisture Protection 07 01 50.81 Roof Replacement 07 01 60.00 Maintenance of Flashing and Sheet Metal 07 06 60.00 Schedules for Flashing and Sheet Metal 07 31 10.00 Shingles and Shakes 07 31 13.00 Asphalt Shingles 07 31 13.13 Fiberglass-Reinforced Asphalt Shingles 07 72 26.00 Ridge Vents
“The roof frame forms the base to which roofing materials are applied. Its function is to keep out the weather and to protect the occupants. It must also provide proper drainage of water and be strong enough to withstand high winds and, in cold climates, heavy snow loads. In addition, the roof must be pleasing to the eye and compliment the structure it adorns.”2
“The material that is applied to the surface of a roof to make it waterproof and tight against the weather is called roofing.”3 The overwhelming majority of roofing in residential construction is composition shingle roofing.
“Flashing is necessary to protect and waterproof all joints and interior angles on the roof surface, such as the intersections of roof slopes, areas around chimneys and vent pipes
1 www.csinet.org, specifically http://www.csinet.org/Main-Menu-Category/CSI-Store/6/26e3aea3-927a-e111- aa1a-0019b9e160b2.html. 2 John Capotosto, Basic Carpentry (Virginia: Reston Publishing Company, Inc., 1975), pg. 173. 3 Paul I. Thomas, How to Estimate Building Losses and Construction Costs (New Jersey: Prentice-Hall, 4th Edition, 1983), pg. 263.
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and wherever there is a projection through the roof surface…The flashing must carry water over the joint and not into it.”4
Composition shingles are nailed over an underlying base felt that has been directly nailed to the structure’s wood roof sheathing. In certain building code jurisdictions, a new layer of composition shingles can be installed directly over a single existing layer of composition shingles.
Historically, composition shingles were manufactured with an asphalt base that was a petroleum byproduct. The asphalt was mixed with organic base materials such as rag, wood, and jute. Asphalt shingles and asphalt saturated felts are organic products.
In the last quarter of the 20th century a fiberglass mat was substituted for the organic base materials. Manufacturers developed fiberglass shingles and associated fiberglass base felts. “This has resulted in a stronger shingle with considerably more asphalt for the same weight as the felt base shingle. Consequently the fiberglass shingle has better weather resistance and a longer life.”5 Fiberglass shingles and fiberglass base felts are inorganic products. As inorganic products the glass fiber base is noncombustible.
Organizations that rate building materials, such as Underwriters Laboratory, classify fiberglass shingles and felts with a Class A label; organic based products are classified with a Class C label.
This paper assumes the use of the more modern fiberglass shingles and base felts. Both asphalt base and fiberglass base shingles are manufactured in the conventional three-tab configuration and size. Both asphalt base and fiberglass base have accompanying hip and ridge units. The application or installation method, and hence the man-hours necessary for installation, are the same for both asphalt base and fiberglass base shingles and underlying felts.
In order to estimate the cost of composition shingles, flashing and other necessary accessories the estimator must determine:
The quantity of roof area to be roofed. The shape of the roof. The slope of the roof. The amount of labor required. The quantity of material and quality of composition roof shingle.
4 John Capotosto, Basic Carpentry (Virginia: Reston Publishing Company, Inc., 1975), pg. 212. 5 Paul I. Thomas, How to Estimate Building Losses and Construction Costs (New Jersey: Prentice-Hall, 4th Edition, 1983), pg. 292.
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Candidate Number: 0112257L
TYPES AND METHODS OF MEASUREMENT
“The unit of measurement for roofing is the square, which is an area 10’ x 10’, or 100 square feet. The quantity of roofing material needed is obtained from the measured area of the roof surface.”6
Field measuring while on the roof is the best way to obtain the measured area of the roof surface. Whether the estimator can be on the roof to obtain field measurements depends on access, safety conditions, roof shape, etc.
Conditions of access and safety are:
Obtaining permission of the owner or manager to enter the property. In residential properties having a sufficiently long ladder to safely reach the roof. For single story residences, a standard extension ladder or a folding / collapsing ladder is sufficient. For two story and higher residences the estimator will often have to arrange to have a multi- story ladder onsite. In commercial properties either having the correct ladder or having access to the interior roof hatch. Weather conditions such as dew, rain, or snow will affect safety. The pitch or steepness of the roof will impact safety concerns while obtaining field measurements. Low pitch roofs such as 4 in 12 (4:12) or less are easier to maneuver on than steeper pitched roofs. When possible arrange for an additional person as a ground spotter while the estimator is on the roof.
The most common geometric shapes of roof slope are either rectangle or triangle. An entire roof area is typically composed of multiple slopes.
(Please also see Glossary.)
“Gable Roof: this roof is pitched with two slopes meeting at the ridge. It is of simple design, economical to construct, and one of the most common roofs used in residential homes.”7 A simple gable roof is two rectangular slopes. A gable roof is sometimes combined with a shed roof to create a shed dormer which is often attached to the gable roof slope at the home’s rear elevation.
6 Paul I. Thomas, How to Estimate Building Losses and Construction Costs (New Jersey: Prentice-Hall, 4th Edition, 1983), pg. 266.
7 John Capotosto, Basic Carpentry (Virginia: Reston Publishing Company, Inc., 1975), pg. 175.
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“Shed Roof: Also called a lean-to, it is pitched in a single plane [or a single slope]. It is supported by walls or posts which are higher on one side than the other.”8
“Hip Roof: It has four sloping sides which rise to meet at the ridge. The lower edges of this roof form an overhang on all four sides of the structure. The hip roof is used mostly on low silhouette ranch type homes.”9 When the plan of the structure is rectangular a simple hip roof is four slopes, two rectangular and two triangular. “When the plan of the structure is square, all four sides [roof slopes] meet at a center point and the [roof] ridge is eliminated. It is then called a pyramid roof."10 A pyramid roof is four triangular slopes.
The area of a rectangle is length multiplied by width.
The formula is A = L x W.
The area of a triangle is one-half base multiplied by height.
The formula is A = 1/2B x H.
A total roof area is the sum of the area of the individual slopes.
Example:
Assume a simple wood framed gable roof where the obtained field measurements taken while on the roof are: 1. Length of Ridge, including overhangs, is 42’. 2. Length of Eave edge, including overhangs, is 42’. 3. Length of Rafter edge, including overhangs, is 11’7”. This is also known as “the slope length from the ridge down to the lower edge or eave line including the overhang.”11 4. The slope length or length of rafter edge multiplied by the horizontal length of roof or the length of ridge equals the area of that slope. As a simple gable roof, it has two rectangular slopes (e.g., front elevation and rear elevation) meeting at the ridge: 1. Front elevation slope area is: a. A = 42’ x 11’7” b. A = 42’ x 11.5833
8 John Capotosto, Basic Carpentry (Virginia: Reston Publishing Company, Inc., 1975), pg. 174. 9 John Capotosto, Basic Carpentry (Virginia: Reston Publishing Company, Inc., 1975), pg. 175. 10 John Capotosto, Basic Carpentry (Virginia: Reston Publishing Company, Inc., 1975), pg. 175. 11 Paul I. Thomas, How to Estimate Building Losses and Construction Costs (New Jersey: Prentice-Hall, 4th Edition, 1983), pg. 269.
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c. A = 486.5 SF 2. Rear elevation slope area is: a. A = 42’ x 11’7” b. A = 42’ x 11.5833 c. A = 486.5 SF 3. Total roof area is: a. A = 486.5 + 486.5 b. A = 973 SF c. A = 973 SF / 100 SF per Sq. d. A = 9.73 Sq. (no waste included) e. These two values will be referred to later in this paper regarding determining roof area when the estimator cannot have roof access.
When it is not possible to have direct access to the roof, there are several methods used to obtain the necessary dimensions for computing area, all of which is being done from the ground, or read from the roof detail sheet of the architectural plans. The estimator needs the following dimensions:
(Please also see Glossary.)
“Span is the distance between two opposite walls, measured from the outside of the plates. [In typical residential construction the long walls are the two opposite walls, thus the length of the short wall is the span.]
Run is the horizontal distance from the outside of the plate to the center of the ridge. Generally it is one-half the distance of the span.
Rise is the vertical distance from the top of the top plate [along the span wall] to the center line of the ridge.
Pitch is the amount of slope in a roof from the ridge to the top of plate. It is usually expressed as a fraction…”12 It is determined by dividing the rise by the span. Pitch is also known as slope.
The arithmetic relationships between span, rise, and pitch are:
1. Pitch = Rise / Span 2. Rise = Pitch x Span 3. Span = Rise / Pitch
12 John Capotosto, Basic Carpentry (Virginia: Reston Publishing Company, Inc., 1975), pg. 178.
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When the estimator only knows two of the elements, the estimator can mathematically solve for the missing third element.
Horizontal measurements may be taken from the ground, adding the overhang at the gable or the eaves. Vertical heights, such as the rise, are not always easy. Rise is necessary to determine pitch, unless the architectural plans are available and the roof detail sheet identifies the roof slope or pitch. Assume for now that the plans are not available. The estimator must determine in the field the rise. Useful tips are:
1. “If the gable end is finished in shingles, brick, horizontal siding, concrete block or other materials of uniform courses, the number of courses may be counted and multiplied by the number of inches in one course. The product is divided by 12 to obtain the height [or rise] in feet. 2. When the attic is accessible, the vertical height may be measured directly from the interior after establishing any difference in level between the attic floor and the eave line. 3. In some instances the vertical height can be obtained by leaning out of a window in the gable end and measuring down to the eave line and up to the ridge.”13
Now assume the roof detail sheet is available. Please refer to Figure 1 on the next page.
Figure 1 illustrates a simple gable roof plan with an intersecting simple gable porch roof. Both roofs have the same pitch or slope, namely 4/12 or 4:12.
What is the roof area? It can be determined from the ground area.
1. Main Roof: Two 11’ x 42’ rectangles or one overall rectangle 22’ x 42’ equaling 924 SF ground area. 2. Porch Roof: Two 6’ x 6’ rectangles or one overall rectangle 12’ x 6’ equaling 72 SF ground area. 3. Slope or Pitch is 4:1214. a. [√ (42 + 122)] – 12 = Slope Factor b. [√ (16 + 144)] – 12 = Slope Factor c. [√ (160)] – 12 = Slope Factor d. 12.65 – 12 = 1.054 4. Slope or Pitch Factor x Net Ground Area = Net Roof Area a. 1.054 (924 + 72) = Net Roof Area
13 Paul I. Thomas, How to Estimate Building Losses and Construction Costs (New Jersey: Prentice-Hall, 4th Edition, 1983), pg. 266. 14 See Appendix A, this paper. Appendix A is a table for calculating roof area by multiplying the flat area by the corresponding slope / pitch factor. William H. Spradlin, Jr., Ed., The Building Estimator’s Reference Book (Illinois: Frank R. Walker Company, 22nd Edition, 1986), pg.12.33.
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b. (973.896 + 75.888) = Net Roof Area c. 1,050 SF or 10.5 Sq. = Net Roof Area (NOTE: The net area is used for both removal of existing roofing and the installation of underlying base felts.) 5. Waste x Net Roof Area = Gross Roof Area a. 1.10 Waste x 1,050 = 1,155 SF b. 1,155 SF / 100 = 11.55 Sq., rounded to 11.6 Sq. Composition Shingle Roofing (NOTE: The gross are is used for installation of composition shingles.) 6. Please compare 973.896 SF main roof area determined from plans with the 973 SF main roof area previously determined from field measurements.
Figure 1
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What is the length of ridge necessary for ridge shingle units?
1. Main Roof: 42’ 2. Porch Roof: 6’ + 5’ = 11’ 3. Total Ridge shingle Units = 53’, rounded to 55’
What is the length of valley necessary for valley metal flashing?
1. (a2) + (b2) = (c2) 2. (62) + (52) = (c2) 3. (36) + (25) = (c2) 4. (61) = (c2) 5. √(61) = (c) 6. 7.8 or 7’9” = Valley 7. Total Valley = 15’6”, rounded to 16’
What is the length of edge necessary for edge metal flashing?
1. Main Roof: (42’ rear eave) + (11’7” x 4 rafter lengths) + (15’ x 2 front eave lengths) = 118’2” 2. Porch Roof: (6’ x 2 side eave lengths) + (6’4” x 2 rafter lengths) = (12) + (12’8”) = 24’8’ 3. Total Edge Metal = 142’10”, rounded to 143’
In this example, Figure 1, a 10% shingle waste factor was calculated. The shingle waste factor is based on roof shape. “The following percentages are commonly used: Gable roofs, 10%; hip roofs, 15%, hip roofs with dormers and valleys [and intersecting roofs], 20%.”15
In this example, Figure 1, there are no chimneys and no other roof penetrations such as ventilating plumbing pipes. If there were chimneys, and the existing chimney flashing could not be re-used, the estimator would need to calculate the lineal feet of chimney flashing (see Glossary) and estimate the cost per lineal foot. If there were pipe penetrations, and the existing pipe jack flashing could not be re-used, the estimator would need to count the number of penetrations and estimate the cost per each for a sheet metal cover of the penetration, a/k/a pipe jack.
15 William H. Spradlin, Jr., Ed., The Building Estimator’s Reference Book (Illinois: Frank R. Walker Company, 22nd Edition, 1986), pg.12.34.
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The estimator now has determined the quantities required for the estimate, and they are:
1. Removal of existing roofing 10.5 Sq. 2. Re-nailing of sheathing Not Applicable Here 3. Installing edge metal flashing 143.0 LF 4. Installing pipe jack flashing Not Applicable Here 5. Installing chimney flashing Not Applicable Here 6. Installing valley flashing 16.0 LF 7. Installing Base Felt 10.5 Sq. 8. Installing Composition Shingles 11.6 Sq. 9. Installing Ridge Shingle 55.0 LF 10. Haul-Off of Debris 10.5 Sq. 11. Handling of Materials / Loading the Roof Included
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FACTORS AFFECTING PRICING
Fiberglass composition shingles are produced nationally by at least three different manufacturers: CertainTeed, GAF, Owens Corning. The manufactures are competitive and the product is available nationally from many points of distribution. This production and sales environment creates national price stability for both material and labor.
A large scale geographic catastrophe such as Hurricane Katrina in August 2005 can upset on a regional basis that price stability for material and labor. With a widespread catastrophe, the material pricing will stabilize generally within ninety (90) days. The labor takes significantly longer to stabilize; in some geographic areas, stability takes as long as six (6) to nine (9) months.
As to small quantity vs. large quantity material purchasing power:
Purchasing roofing for a single house is retail pricing. Purchasing roofing for two to five houses is discounted from retail. Purchasing roofing for a tract of houses is wholesale pricing from the distributor.
As for labor purchasing power:
The individual local homeowner is retail. What should be most important to the homeowner is a long established local roofer with many references and a reputation of standing behind their initial contractor warranty. Roofers are segregated by being residential predominantly with some small commercial included vs. strictly commercial vs. residential tract.
Roofing has a season and it is warm weather. A roof installs or lays down better in warm weather. In warm weather there is less chance of inclement weather. A well- respected local roofer may have a backlog of jobs in warm weather, which can result in increased labor pricing.
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OVERVIEW REGARDING MARK-UP
A contractor is in business to make money. The contractor’s job price must cover:
Labor, material, and equipment directly allocated to the specific job. Direct Overhead allocated to the specific job (e.g., job trailer, port-a-toilet, direct supervision, etc.) Indirect Overhead or Unallocated Expenses (e.g., contractor’s office and support staff, office utilities, vehicles, etc.) Fair and reasonable profit; that’s the hope. The reality is, as much profit as the market will bear.
A contractor can mark-up labor, material, and equipment individually or mark-up the job in total. Either way, the mark-up must be sufficient to cover the costs and make a fair return on the contractor’s invested monies and time.
Over the annual course of a business, the owner should attempt to make 37% to 47% over the aggregate direct job costs. This 37% to 47% pays for the indirect overhead or unallocated job expenses and the company profit. This would be a method for mark-up a job in total. Below is a discussion of mark-up of job components.
Craftsman Book Company in 2012 published the national average wage values for a Roofer (Journeyman)16:
Base Wage $25.46 Taxable Fringe Benefits (5.15%) $ 1.31 Liability Insurance & Employer Taxes (44.34%) $11.87 Non-Taxable Fringe Benefits (4.55%) $ 1.16 Total Hourly Cost $39.80
The total hourly cost is subject to a contractor mark-up. When the mark-up is applied, the total is an hourly price that the roofer is billed out to the job by the employer – contractor. The 2012 National Repair and Remodeling Estimator, published by Craftsman Book Company, states17 added a 54% mark-up to the total hourly cost of $39.80, yielding a total hourly price of $61.29 for the Roofer (Journeyman).
Roofing Sub-Contractor O&P Mark-Up (54%) $21.49 Total Hourly Price $61.29
16 Richard Pray, Ed., 2012 National Construction Estimator (California: Craftsman Book Company, 2012), pg.10. 17 Albert S. Paxton, 2012 National Repair and Remodeling Estimator (California: Craftsman Book Company, 2012), pg. 18.
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The corresponding value for a Laborer (General Construction) is18:
Total Hourly Cost $28.62 Total Hourly Price $42.36
These values are national averages derived by a leading publisher of construction cost data. The mark-up varies by trade, from 46% to 54%. This outlined procedure of mark- up, from base hourly wage through total hourly price, is the correct process. It is incumbent upon estimators to make their own decisions regarding their marketplace and adjust the individual values accordingly.
Craftsman and other construction cost data publishers such as R.S. Means and BNI publish national average data regarding materials, including roofing products. The Sub- Contractor purchases materials. Some are delivered directly to the jobsite. Others may be delivered to the sub-contractor’s warehouse and are held until ready to be transported to the jobsite. These tasks are overhead to the contractor. Therefore materials are subject to mark-up.
Once any material is delivered to a general area of the jobsite, it must then be handled or moved to the area of installation. Handling is labor that must be accounted for in an estimate.
Depending on the material’s value, the delivery method, the amount of handling labor, the material mark-up may be 3% to 15%.
Major equipment for a job is either:
Rented specifically for the job and hence is a direct job expense and marked-up accordingly. Owned by the contractor as a capital investment, subject to depreciation, and is marked-up accordingly to achieve a fair rate of return on investment.
Minor equipment and hand tools are generally indirect job expenses included in overhead, though some contractors use a 3% allowance as direct job overhead.
18 Albert S. Paxton, 2012 National Repair and Remodeling Estimator (California: Craftsman Book Company, 2012), pg. 17.
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DEVELOPING THE TIME AND MATERIAL ESTIMATE
The purpose of this technical paper is to discuss how to estimate the cost of composition shingles, flashing, and necessary accessories on residential wood framed pitched roof. This section will discuss and calculate the material cost, the labor cost, the equipment cost, the mark-up, and sum to a total price for the roof model depicted in Figure 1. The construction operation is to remove the existing composition shingles and to replace with fiberglass composition shingles.
The roof model is a gable roof (Figure 1) that has been calculated to have a net area of 1050 SF; with 10% shingle waste the gross area is 1,160 SF.
As for material cost it will have:
1. Remove existing roofing. No material cost involved = $0.00 2. Install edge metal flashing, galvanized, typically 1-1/2” x 1-1/2” x 10’L pieces. A typical average price is $3.96 per 10’L piece (verified at Home Depot, Davenport, Iowa). a. 143 LF = 15 pcs @ $3.96 per piece = $59.40 3. Install “W” valley flashing, galvanized, typically 18”W x 10’L pieces. A typical average price is $23.80 per 10’L piece (verified at Home Depot, Davenport, Iowa). a. 2 sections 8’L = 2 pcs @ $23.80 per piece = $47.60 4. Install underlayment base felt, typically 4 Sqs per roll, specifically 432 SF per roll, with 32 SF allowance for starter and edge strips. A typical average price is $26.25 per roll (verified at Home Depot, Davenport, Iowa). a. 0.25 Roll/Sq x $26.25 x 10.50 Sqs = $68.91 5. Before installing shingles, the typical practice is to first nail down 9”W starter strip shingles along all eave and rake edges. A typical average price is $15.21 per box containing a 33 LF roll (verified at Home Depot, Davenport, Iowa). Next install 25+ year fiberglass composition shingles, typically 3 bundles per square. A typical average price is $25.50 per bundle (verified at Home Depot, Davenport, Iowa). a. 143 LF = 5 boxes x $15.21 = $76.05 b. 3 Bdle/Sq x $28.50 x 11.60 Sqs = $991.80 c. This amount includes the starter course at the eaves edges. d. Nails. i. 1.25 lbs/Sq x $1.25 per lb x 10.50 Sqs = $16.41 6. Install ridge cap shingle units, typically 8” @ 48 pcs/box. A typical average price is $54.23 per box (verified at Home Depot, Davenport, Iowa). a. 55 LF/0.67 LF/pc = 82 pcs = 2 boxes x $54.23 = $108.46 7. Haul-Off of Debris. No material cost involved = $0.00
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8. Handling of Materials / Loading the Roof. No material cost involved = $0.00 9. Total Material a. Cost $1,368.63 b. Sales Tax (7%) $ 95.80 c. Delivery $ 50.00 d. Subtotal $1,514.43 e. Mark-Up (15%) $ 227.16 f. Price $1,741.59
As for labor cost it will have:
CREW TOTAL AVG. CREW OUTPUT MAN RATE w/ LABOR DESCRIPTION OF ITEM UNIT CREW SIZE per DAY QUANTITY HOURS O&P M-U TOTAL Remove 3-tab composition shingles Sq 2 Laborer 12.80 10.50 13.13 $42.36 $ 555.98 Install edge metal flashing LF 1 Sht Mtl Wkr 375.00 143.00 3.05 $58.36 $ 178.04 Install valley flashing LF 1 Sht Mtl Wkr 225.00 16.00 0.57 $58.36 $ 33.20 Install base felt SF 2 Roofer 6912.00 1050.00 2.43 $61.69 $ 149.94 Install starter strip LF 143.00 Included Install 3-tab fibergalss composition shingles Sq 2 Roofer 12.00 11.60 15.47 $57.85 $ 894.75 Install ridge shingle units LF 2 Roofer 660.00 55.00 1.33 $61.29 $ 81.72 Haul-Off Debris Sq 2 Laborer 72.00 10.50 2.33 $42.36 $ 98.84
TOTAL LABOR PRICE $ 1,992.46
As for equipment cost it will have:
1. Haul-Off of Debris. Included with Labor Cost a. This may be a hauling truck or a roll off dumpster. b. It is the estimator’s choice as to whether to include the equipment cost with the loading labor or to call it out separately. c. Many roofers treat this equipment cost as unallocated job overhead, and hence it is already included in the material or labor mark-up.
The total price for the job is $1,741.59 + 1,992.46 = $3,734.05 (see next page Figure 2).
The author chose Davenport, Iowa for price verification because:
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1. This city is often close to the national average, either being at +1, 0, or -1 when the national average is calculated and U.S. cities are compiled in tables of Area Modification Factors.19 2. The Home Depot web site allows searching all of its stock items by specific local stores, such as the one in Bettendorf, a Davenport suburb.
Figure 2
Sample Estimate:
DESCRIPTION OF ITEM UNIT QUANTITY MATERIAL LABOR EQUIPMENT Remove 3-tab composition shingles Sq 10.50 $ - $ 555.98 Included Install edge metal flashing LF 143.00 $ 59.40 $ 178.04 $ - Install valley flashing LF 16.00 $ 47.60 $ 33.20 $ - Install base felt SF 1050.00 $ 68.91 $ 149.94 $ - Install starter strip LF 143.00 $ 76.05 Included $ - Install 3-tab fibergalss composition shingles Sq 11.60 $ 991.80 $ 894.75 Included Nails Sq 10.50 $ 16.41 $ - Included Install ridge shingle units LF 55.00 $ 108.46 $ 81.72 $ - Haul-Off Debris Sq 10.50 $ - $ 98.84 Included Sales Tax $ 95.80 $ - $ - Delivery $ 50.00 $ - $ - Mark-Up $ 227.16 Included Included
Sub-Totals $ 1,741.59 $ 1,992.46 $ -
TOTAL JOB PRICE $ 3,734.05
19 Albert S. Paxton, 2012 National Repair and Remodeling Estimator (California: Craftsman Book Company, 2012), pg. 13.
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HOW TO TEST THE BID
The bid for this hypothetical job to remove and replace a composition shingle roof and the associated flashing and necessary accessories is $3,734.05
The bid components can be tested against the estimator’s historical job data.
The bid components can be compared to current jobs underway.
The estimator can use current, online, localized estimating programs that are being used to award jobs to contractors. One such program is Xactimate which specializes in the repair / reconstruction / remodeling of residential structures. Xactimate is used by 85+% of the property casualty insurance carriers and their adjusters to ascertain and settle building damage claims with the insured and their contractor.
This author is a licensed subscriber to Xactimate.
Appendix B is the Xactimate estimate, plan sketch, and 3-D illustrations of this hypothetical job.
The Xactimate estimate, in Davenport IA, is $3,719.54.
Respectfully submitted,
Candidate #0112257L
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GLOSSARY
Counter flashing. A sheet metal flashing usually used on chimneys at the roofline to cover shingle flashing and to prevent moisture entry.
Cricket. The elevation of part of a roof slope as a means of throwing off water from behind a roof projection obstacle, such as a watershed or false roof built behind a chimney.
Cupola. A small structure surmounting a roof.
Downspout. A metal or plastic pipe for carrying rainwater from roof gutters.
Eaves. The margin or lower part of a roof projecting over the wall.
Eaves Board. A strip or length of wedge-shaped wood used at the eaves of a roof to back up the first course of shingles, shakes, slates, or tiles.
Flashing. Piece of sheet metal, either copper of galvanized, used around dormers, chimneys or any rising projection where there is danger of water intrusion or leakage from rain water or snow.
Gable. That portion of a wall contained between the slopes of a double-sloped roof.
Gable Roof. This framed roof type has two sloping sides meeting at the ridge.
Hip Roof. This framed roof type has four sloping sides which rise to meet at the ridge.
Pitch of Roof or Roof Pitch. The pitch of a roof is the slope expressed as a ratio of the rise to the span. The rise is the vertical distance between the ridge and the supporting top plates of the wall. The span is the distance between the sidewalls that support the roof.
Rafter. One of a series of structural members of a roof designed to support roof loads. The upper end of the rafter attaches to the ridge board. The lower end of the rafter attaches to the top plate of the wall frame.
Rake. The trim members that run parallel to the roof slope and form the finish between wall and gable roof.
Ridge. The horizontal line at the junction of the top edges of two sloping roof surfaces. The upper edges of rafters at both slopes are nailed at the ridge.
Ridge Board. The board placed on edge at the ridge of the roof to support the upper ends of the rafters.
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Ridge Course. The last or top course of roof shingles, shakes, slates, or tiles on a roof.
Ridge Roll. A strip of sheet metal, composition roofing, tiling, or wood used to cover and finish a roof ridge.
Sheathing. Plywood or boards nailed to studding or roofing rafters as a foundation for the covering of the outer surface of the side walls or roof of the structure.
Starter Strip. In roofing, the first strip or course of composition roofing material applied to a roof.
To the Weather. A term applied to the projecting of shingles or siding beyond the course above. That part of a shingle or siding exposed to the elements.
Valley. The internal angle formed by the junction of the lower edges of two sloping roof surfaces.
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Candidate Number: 0112257L
BIBLIOGRAPHY Works Cited and / or Relied Upon
Capotosto, John. Basic Carpentry. Virginia: Reston Publishing Company, 1975.
Compilation. Standard Estimating Practice Manual. Tennessee: The American Society of Professional Estimators, 2011.
Hardenbrook, Harry. Walker’s Insulation Techniques and Estimating Handbook. Illinois: Frank R. Walker Company, 1983.
Hardenbrook, Harry. Walker’s Remodeling Estimator’s Reference Book. Illinois: Frank R. Walker Company, 2nd Edition, 1987.
Jackson, W. P. Estimating Home Building Costs. California: Craftsman Book Company, 1981.
Paxton, Albert S. National Repair and Remodeling Estimator. California: Craftsman Book Company, 35th Edition, 2012.
Rubin, Harvey W. Dictionary of Insurance Terms. New York: Barron’s Educational Series, 1987.
Spradlin, William H., ed. The Building Estimator’s Reference Book. Illinois: Frank R. Walker Company, 22nd Edition, 1986.
Stewart, Rodney D. and Wyskida, Richard M. Cost Estimator’s Reference Book. New York: John Wiley & Sons Inc., 1987.
Strain, Robert W. Insurance Words and Their Meanings. Indiana: Rough Notes Inc., 1981.
Thomas, Paul I. Estimating Tables for Home Building. California: Craftsman Book Company, 1986.
Thomas, Paul I. How to Estimate Building Losses and Construction Costs. New Jersey: Prentice-Hall Inc., 4th Edition, 1983.
Unknown. An Introduction to Building Plans and Working Drawings…and How to Read Them! New York: F. W. Dodge Division, McGraw-Hill Information Systems Company, 1986.
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Candidate Number: 0112257L
APPENDIX A
Table to Converting Flat Area to Roof Area
Multiply Pitch of Rise and Flat Area Roof Run by 1/12 2 in 12 1.014 1/8 3 in 12 1.031 1/6 4 in 12 1.054 5/24 5 in 12 1.083 1/4 6 in 12 1.118 7/24 7 in 12 1.158 1/3 8 in 12 1.202 3/8 9 in 12 1.250 5/12 10 in 12 1.302 11/24 11 in 12 1.357 1/2 12 in 12 1.413
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Candidate Number: 0112257L
APPENDIX B
The following eleven (11) pages are an Xactimate unit cost estimate for the hypothetical job that is the subject of this paper. The total job price is $3,719.54.
The estimate is 5 pages. The computerized sketch is 1 page. The three-dimensional illustrations of the plan sketch are 4 pages. Lastly there is a 1 page area quantity recap.
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1
Client: Candidate Number: 0112257L Property: Davenport, IA
Operator Info: Operator: JEFF
Type of Estimate: Repair/Remodel Date Entered: 6/8/2012 Date Assigned:
Price List: IADA7X_JUN12 Labor Efficiency: Restoration/Service/Remodel Estimate: CANDIDATE_#0112257L 2
CANDIDATE_#0112257L Roof Roofing
Main Roof 1,049.88 Surface Area 10.50 Number of Squares 143.29 Total Perimeter Length 53.88 Total Ridge Length
DESCRIPTION QNTY REMOVE REPLACE TOTAL 16. Remove Tear off, haul and dispose of 10.50 SQ 45.03 0.00 472.82 comp. shingles - 3 tab 20. Drip edge 143.29 LF 0.00 1.75 250.76 22. Valley "W" flashing for metal roofing 16.00 LF 0.00 5.91 94.56 18. 3 tab - 25 yr. - (hvy.wt) comp. shingle 11.67 SQ 0.00 213.42 2,490.61 rfg - incl. felt 4. Ridge cap - High profile - composition 55.00 LF 0.00 5.33 293.15 shingles
Totals: Main Roof 3,601.90
Total: Roofing 3,601.90
Total: Roof 3,601.90
Line Item Totals: CANDIDATE_#0112257L 3,601.90
Grand Total Areas: 0.00 SF Walls 0.00 SF Ceiling 0.00 SF Walls and Ceiling 0.00 SF Floor 0.00 SY Flooring 0.00 LF Floor Perimeter 0.00 SF Long Wall 0.00 SF Short Wall 0.00 LF Ceil. Perimeter
0.00 Floor Area 0.00 Total Area 0.00 Interior Wall Area 75.42 Exterior Wall Area 0.00 Exterior Perimeter of Walls
1,049.88 Surface Area 10.50 Number of Squares 143.29 Total Perimeter Length 53.88 Total Ridge Length 0.00 Total Hip Length
CANDIDATE_#0112257L 6/29/2012 Page: 2 3
Summary Line Item Total 3,601.90 Material Sales Tax @ 7.000% 117.64
Replacement Cost Value $3,719.54 Net Claim $3,719.54
CANDIDATE_#0112257L 6/29/2012 Page: 3 4
Recap by Room
Estimate: CANDIDATE_#0112257L
Area: Roof
Area: Roofing Main Roof 3,601.90 100.00%
Area Subtotal: Roofing 3,601.90 100.00%
Area Subtotal: Roof 3,601.90 100.00%
Subtotal of Areas 3,601.90 100.00%
Total 3,601.90 100.00%
CANDIDATE_#0112257L 6/29/2012 Page: 4 5
Recap by Category
Items Total % GENERAL DEMOLITION 472.82 12.71% ROOFING 3,129.08 84.13% Subtotal 3,601.90 96.84% Material Sales Tax @ 7.000% 117.64 3.16%
Total 3,719.54 100.00%
CANDIDATE_#0112257L 6/29/2012 Page: 5 6
Roof
CANDIDATE_#0112257L 6/29/2012 Page: 6 7
View - With Dimensions 1
CANDIDATE_#0112257L 6/29/2012 Page: 7 8
View - With Dimensions 2
CANDIDATE_#0112257L 6/29/2012 Page: 8 9
View - With Dimensions 3D
CANDIDATE_#0112257L 6/29/2012 Page: 9 10
View - With Dimensions 3D-1
CANDIDATE_#0112257L 6/29/2012 Page: 10 11
Sketch Roof Annotations
Roof Face Square Feet Number of Squares Slope - Rise / 12 F1 486.99 4.87 4.00 F2 449.06 4.49 4.00 F3 56.91 0.57 4.00 F4 56.91 0.57 4.00 Estimated Total: 1,049.88 10.50
CANDIDATE_#0112257L 6/29/2012 Page: 11