What should a flat roof estimate include?

Your business details; the estimate number, date, valid-until date and who prepared it; the client, building and roof area; the existing roof and the new membrane and insulation; tear-off, insulation and membrane by the square foot; edge metal, flashing and drains; sales tax if it applies; the estimated total; notes, exclusions and a place for the client to accept.

How do I price a flat roof by the square foot?

Enter the roof area on each line priced by area, with your rate for that work, and the Excel file multiplies them. In the sample, 2,400 sq ft is priced at 1.10 for tear-off, 1.45 for insulation and 3.20 for the membrane.

Where does the membrane type go?

In the Roof system block, which has a New membrane placeholder, and in the Details of the membrane line. Fill in the system you'll install, so the client knows what the price covers.

How do I handle deck damage found during tear-off?

Set a rate for it in the notes, so the client approves the price before you start. The sample's note says deck repairs found during tear-off are priced at a rate per square foot once the client approves them.

What about licensing, permits and warranties?

Whether you need a license, a permit or particular safety measures depends on where you work, so check the rules there. The warranty line in the notes is a sample term; replace it with your own terms.

How long should a flat roof estimate be valid?

As long as you're willing to hold the prices; it's your choice. The sample is valid for 30 days, from Nov 13 to Dec 13, 2026. If the date passes before the client accepts, check your costs and send a new estimate.

Which format should I download?

Use the PDF for a blank two-page A4 form to fill in by hand. Use the Word or Excel file to type the estimate: both have the same layout with a sample you overwrite. The Excel file calculates the amounts, subtotals, tax and estimated total.

Free Flat Roof Estimate Template

A free estimate for a low-slope or flat roof, with tear-off, insulation and membrane priced by the square foot, edge metal, curb flashing and drains, a placeholder for the membrane type and a valid-until date, as a blank PDF form plus Word and Excel files filled with sample values

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Quick answer:This page has a free flat roof estimate for a roofing contractor pricing a low-slope roof. It has three tables: Existing roof removal, Insulation and membrane, and Flashing, edges and drains, each with an area or quantity, unit and rate. A Roof system block records the existing roof found on inspection, a placeholder for the new membrane type and the insulation. A sales tax rate cell gives the estimated total, and the estimate has a valid-until date, notes, exclusions and acceptance lines. Licensing, permit, warranty and safety rules aren't stated; the warranty line is a sample term. It comes as a blank print-and-fill A4 PDF and as Word and Excel files filled with sample values.

FLAT ROOF ESTIMATE

Roofing contractor

Business name:: Example Commercial Roofing
Address:: 7 Example Membrane Way, Sampletown
Phone / email:: [Phone or email]
License no.:: [License no., if required where you work]

Estimate details

Estimate no.:: FR-0622
Date:: Nov 13, 2026
Valid until:: Dec 13, 2026
Prepared by:: [Estimator name]

Client and building

Client:: Example Storage LLC
Building address:: 300 Sample Depot Road, Sampletown
Roof:: Low-slope roof, about 2,400 sq ft

Roof system

Existing roof:: [Existing membrane and layers found on inspection]
New membrane:: [Membrane type, e.g. TPO, EPDM or modified bitumen]
Insulation:: Polyiso board, 2 in.

Existing roof removal

Item: Tear-off, one layerAmount: 2,640.00
Details:
Debris hauled away
Area / qty:
2,400
Unit:
sq ft
Rate:
1.10

Existing roof removal: line items
Item	Details	Area / qty	Unit	Rate	Amount
Tear-off, one layer	Debris hauled away	2,400	sq ft	1.10	2,640.00

Removal subtotal2,640.00

Insulation and membrane

Item: Insulation boardAmount: 3,480.00
Details:
Polyiso, 2 in.
Area / qty:
2,400
Unit:
sq ft
Rate:
1.45
Item: Membrane, fully adheredAmount: 7,680.00
Details:
[Membrane type]
Area / qty:
2,400
Unit:
sq ft
Rate:
3.20

Insulation and membrane: line items
Item	Details	Area / qty	Unit	Rate	Amount
Insulation board	Polyiso, 2 in.	2,400	sq ft	1.45	3,480.00
Membrane, fully adhered	[Membrane type]	2,400	sq ft	3.20	7,680.00

Insulation and membrane subtotal11,160.00

Flashing, edges and drains

Item: Perimeter edge metalAmount: 1,995.00
Details:
Pre-finished
Area / qty:
210
Unit:
lin ft
Rate:
9.50
Item: Curb flashingAmount: 720.00
Details:
Rooftop units
Area / qty:
3
Unit:
curb
Rate:
240.00
Item: Roof drain replacementAmount: 620.00
Details:
Cast drain bodies
Area / qty:
2
Unit:
drain
Rate:
310.00

Flashing, edges and drains: line items
Item	Details	Area / qty	Unit	Rate	Amount
Perimeter edge metal	Pre-finished	210	lin ft	9.50	1,995.00
Curb flashing	Rooftop units	3	curb	240.00	720.00
Roof drain replacement	Cast drain bodies	2	drain	310.00	620.00

Flashing subtotal3,335.00

Subtotal: 17,135.00
Sales tax, if applicable (0%): 0.00
Estimated total: 17,135.00

Notes

Deck repairs found during tear-off are priced at [rate per sq ft] once you approve them.
Sample terms: workmanship warranty [your terms]; any membrane warranty is the manufacturer's.

Exclusions

Disconnecting and reconnecting rooftop units, by others

Accepted by (client signature)

Print name

Date

Prices are based on the roof area above and are valid until the date shown.

Flat roof estimate: sample preview. Download it below.

Key Features

Everything you need in a professional estimate template.

Existing roof removal table, priced by the square foot

Insulation and membrane table, priced by the square foot

Flashing, edges and drains table for linear feet and counted items

Roof system block with the existing roof and a membrane type placeholder

"Sales tax, if applicable" with a rate cell, then the estimated total

Notes for deck repairs and a sample warranty term, plus exclusions

Acceptance lines and a valid-until date

Blank 2-page A4 PDF to print and fill in by hand

Download the estimate template

The PDF is a blank form to print and fill in by hand. The Word and Excel files contain the sample details shown in the preview, ready for you to replace with your own.

FLAT ROOF ESTIMATE

Roofing contractor

Business name:: Example Commercial Roofing
Address:: 7 Example Membrane Way, Sampletown
Phone / email:: [Phone or email]
License no.:: [License no., if required where you work]

Estimate details

Estimate no.:: FR-0622
Date:: Nov 13, 2026
Valid until:: Dec 13, 2026
Prepared by:: [Estimator name]

Client and building

Client:: Example Storage LLC
Building address:: 300 Sample Depot Road, Sampletown
Roof:: Low-slope roof, about 2,400 sq ft

Roof system

Existing roof:: [Existing membrane and layers found on inspection]
New membrane:: [Membrane type, e.g. TPO, EPDM or modified bitumen]
Insulation:: Polyiso board, 2 in.

Existing roof removal

Item: Tear-off, one layerAmount: 2,640.00
Details:
Debris hauled away
Area / qty:
2,400
Unit:
sq ft
Rate:
1.10

Existing roof removal: line items
Item	Details	Area / qty	Unit	Rate	Amount
Tear-off, one layer	Debris hauled away	2,400	sq ft	1.10	2,640.00

Removal subtotal2,640.00

Insulation and membrane

Item: Insulation boardAmount: 3,480.00
Details:
Polyiso, 2 in.
Area / qty:
2,400
Unit:
sq ft
Rate:
1.45
Item: Membrane, fully adheredAmount: 7,680.00
Details:
[Membrane type]
Area / qty:
2,400
Unit:
sq ft
Rate:
3.20

Insulation and membrane: line items
Item	Details	Area / qty	Unit	Rate	Amount
Insulation board	Polyiso, 2 in.	2,400	sq ft	1.45	3,480.00
Membrane, fully adhered	[Membrane type]	2,400	sq ft	3.20	7,680.00

Insulation and membrane subtotal11,160.00

Flashing, edges and drains

Item: Perimeter edge metalAmount: 1,995.00
Details:
Pre-finished
Area / qty:
210
Unit:
lin ft
Rate:
9.50
Item: Curb flashingAmount: 720.00
Details:
Rooftop units
Area / qty:
3
Unit:
curb
Rate:
240.00
Item: Roof drain replacementAmount: 620.00
Details:
Cast drain bodies
Area / qty:
2
Unit:
drain
Rate:
310.00

Flashing, edges and drains: line items
Item	Details	Area / qty	Unit	Rate	Amount
Perimeter edge metal	Pre-finished	210	lin ft	9.50	1,995.00
Curb flashing	Rooftop units	3	curb	240.00	720.00
Roof drain replacement	Cast drain bodies	2	drain	310.00	620.00

Flashing subtotal3,335.00

Subtotal: 17,135.00
Sales tax, if applicable (0%): 0.00
Estimated total: 17,135.00

Notes

Deck repairs found during tear-off are priced at [rate per sq ft] once you approve them.
Sample terms: workmanship warranty [your terms]; any membrane warranty is the manufacturer's.

Exclusions

Disconnecting and reconnecting rooftop units, by others

Accepted by (client signature)

Print name

Date

Prices are based on the roof area above and are valid until the date shown.

Flat roof estimate

An estimate for a low-slope (flat) roof: the roof area, a membrane type placeholder, tear-off, insulation and membrane by the square foot, flashing, edges and drains, a sales tax rate cell, the estimated total and a valid-until date.

A priced proposal — not an invoice

Download

What this flat roof estimate is for

Use this estimate to price a low-slope or flat roof before the job: removing the old roof, new insulation and membrane priced by the square foot, and the edge metal, flashing and drains measured or counted on site. The client can accept it by signing.

For a shingle roof replacement, the roofing estimate fits better: it measures the roof in squares and prices tear-off and decking, underlayment and shingles, flashing and ventilation, and installation labor, with dumpster and disposal and permit fee lines.

The estimate is titled FLAT ROOF ESTIMATE and has these parts:

Roofing contractor: business name, address, phone or email, and a license number field reading "[License no., if required where you work]".
Estimate details: estimate number, date, valid-until date and who prepared it.
Client and building: client, building address and the roof, such as "Low-slope roof, about 2,400 sq ft".
Roof system: the existing roof found on inspection, the new membrane, a placeholder reading "[Membrane type, e.g. TPO, EPDM or modified bitumen]", and the insulation.
Existing roof removal, Insulation and membrane and Flashing, edges and drains: three tables with Item, Details, Area / qty, Unit, Rate and Amount columns, each with its own subtotal and one blank row.
Totals: Subtotal, "Sales tax, if applicable" and Estimated total.
Notes, Exclusions and acceptance lines: "Accepted by (client signature)", "Print name" and "Date".

How the sample adds up

The sample is estimate FR-0622 for a storage building with a low-slope roof of about 2,400 sq ft, dated Nov 13, 2026 and valid until Dec 13, 2026:

Existing roof removal: tear-off of one layer with the debris hauled away, 2,400 sq ft at 1.10, 2,640.00.
Insulation and membrane: polyiso insulation board, 2,400 sq ft at 1.45, 3,480.00, and a fully adhered membrane, 2,400 sq ft at 3.20, 7,680.00, for 11,160.00.
Flashing, edges and drains: 210 lin ft of pre-finished perimeter edge metal at 9.50, 1,995.00; curb flashing at 3 rooftop units at 240.00, 720.00; and 2 roof drain replacements at 310.00, 620.00, for 3,335.00.
Subtotal and estimated total: 17,135.00, with sales tax at 0%.

These figures only show how the form works; they aren't typical rates.

Roof area, membrane and deck repairs

Measure the roof and enter the area in square feet on each line priced by area, with your rate for that work. Count edges in linear feet and curbs and drains by the piece. Fill in the existing roof you found on inspection and the membrane you'll install in the Roof system block, and repeat the membrane type in the membrane line's Details.

Damage hidden under the old roof can only be priced once it's exposed. The sample's notes say "Deck repairs found during tear-off are priced at [rate per sq ft] once you approve them." Fill in your rate, so the client knows the price before you start. List what the estimate doesn't cover under Exclusions; the sample excludes "Disconnecting and reconnecting rooftop units, by others".

Valid until, warranty and licensing

"Valid until" is how long you'll hold these prices; the sample gives the client 30 days. The footnote says "Prices are based on the roof area above and are valid until the date shown." Choose a date that suits your costs.

The notes hold the warranty as a sample term: "Sample terms: workmanship warranty [your terms]; any membrane warranty is the manufacturer's." Replace it with your own terms.

Whether you need a roofing license, a permit for the job, or particular safety measures depends on where you work, so check the rules where you work. The license number field can be filled in or cleared.

Filling in the template

The PDF is a two-page blank form to print and fill in by hand, with a blank for the tax percentage. It's sized for A4 paper, so if you print on US Letter, check the scaling setting in your print dialog so the whole page fits. The Word and Excel files have the same layout filled with the sample, for you to overwrite.

In the Excel file:

each line's Amount is Area / qty × Rate, rounded to the cent;
the three section subtotals and the Subtotal are formulas;
"Sales tax, if applicable" is the Subtotal × its rate cell (0% in the sample), and Estimated total is the Subtotal plus the tax;
the file's tip says: to leave out the sales tax, set its rate to 0%, and don't delete these rows, because the totals refer to them.

Whether roofing work is taxable depends on where you work, so check the rules there before you set a rate. In the Word file the tax line shows its rate in the label ("(0%)"), so update it if you change the rate. In Word or on the PDF, work out the amounts yourself.

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What's included in this estimate template

	This estimate	Roofing estimate
Built for	A low-slope or flat roof	A shingle roof replacement
Measured in	Square feet	Squares
Tables	Removal; insulation and membrane; flashing, edges and drains	Tear-off and decking; underlayment and roofing materials; flashing and ventilation; installation labor
Extra lines	None	Dumpster and disposal fee; permit fee

When this isn't for you

If you're pricing a shingle roof replacement, the roofing estimate fits better. If your roofing or estimating software already produces estimates, use it so your estimates and jobs match.