Xactimate roofing estimates can include far more than shingles. Tear-off, underlayment, flashing, ventilation, steep-slope labor, waste, and disposal may all affect the final scope. This cheat sheet explains common roofing line item groups, the units estimators typically encounter, and practical checks for building a clear estimate. Exact descriptions, codes, prices, and unit rules can vary by Xactimate version, price list, region, and project conditions, so each item should be verified in the current database.
How To Use An Xactimate Roofing Line Item Cheat Sheet
Xactimate is estimating software used in property claims and construction. Its line items describe work or materials and generally include a unit of measure, such as square feet, squares, linear feet, each, or an allowance. A line item’s price is tied to the selected price list and location, rather than being a universal national rate.
Use a cheat sheet as a scope checklist, not a substitute for the current price list or job documentation. Search Xactimate by a plain-language description, confirm the item’s unit and included operations, and check whether the line represents removal, installation, or both. Item codes and descriptions can change; copying a code from an older estimate may select an outdated or unsuitable entry.
Common Xactimate Roofing Line Item Categories
| Category | Common scope examples | Typical unit to verify |
|---|---|---|
| Roof covering | Asphalt shingles, tile, metal panels, wood shakes | Square, square foot, or each |
| Removal | Existing roofing, underlayment, flashing, or accessories | Square, square foot, linear foot, or each |
| Underlayment | Felt or synthetic underlayment; self-adhered membrane | Square or square foot |
| Edge and flashing | Drip edge, valley metal, step flashing, pipe flashing | Linear foot or each |
| Ventilation | Ridge vents, static vents, turbine vents, roof jacks | Linear foot or each |
| Job conditions | Steep or high roof labor, protection, disposal | Varies by item |
Units are not interchangeable. One roofing square commonly represents 100 square feet of roof surface, but an item may be priced per square foot or per square. Confirm the unit in the item detail and make sure the measured quantity uses the same basis.
Roof Covering And Shingle Line Items
Roof-covering items identify the material being installed. Common searches include asphalt composition shingles, three-tab shingles, architectural or laminated shingles, tile, metal roofing, and wood shakes. The correct selection depends on the existing roof, documented damage, local requirements, and the proposed replacement material. A generic “shingle” item may not accurately represent a specialty product or a different installation method.
When selecting an item, check whether the description covers material and installation, whether starter or ridge-cap shingles are included, and whether the line assumes a standard exposure or roof configuration. Some estimating entries bundle operations; others separate components. Do not add a separate accessory automatically if it is already included in the selected assembly or item notes.
Record the product type and relevant specifications where available, including profile, material, and manufacturer requirements. If a roof has multiple covering types or distinct slopes, separate measurements and line items can make the scope easier to review.
Roof Removal And Tear-Off Items
Removal items account for labor and disposal work associated with taking off existing materials. Depending on the roof assembly, the estimate may need separate entries for shingles, an additional roofing layer, underlayment, or other components. The number of existing layers should be supported by inspection findings, photographs, or other reliable documentation.
Check whether a removal item includes disposal or whether disposal is estimated separately. Avoid charging twice for the same operation. Also distinguish roof-covering removal from removal of damaged decking, flashing, gutters, or accessories. These are different scopes and should be included only when warranted.
Layer count, access, and material type can affect labor and debris volume. Where an item assumes one layer or a standard condition, note any documented deviation and use the applicable item or estimating method in the current database.
Underlayment, Ice Barrier, And Roof Deck Protection
Underlayment is installed over roof decking beneath the covering. Common estimate searches include felt underlayment, synthetic underlayment, and self-adhered membrane. The appropriate material depends on the roof design, manufacturer instructions, applicable building code, and project scope. An estimate should distinguish a general underlayment from a more specialized membrane where the construction calls for one.
Ice-barrier requirements are not identical across the United States. Climate, local code, roof geometry, and the adopted code edition can affect where protection is required. Avoid assuming that a particular number of courses applies everywhere. Document the relevant condition and confirm the local requirement with the authority having jurisdiction or project specifications.
Quantities should reflect the actual coverage method, including laps and installation layout when relevant. Verify whether the line item is measured by area or roofing square and whether the item’s description includes installation materials or labor.
Drip Edge, Flashing, Valleys, And Roof Transitions
Metal edge and flashing details are frequent sources of estimate gaps. Search for items covering drip edge or eave and rake metal, valley metal, step flashing, apron or wall flashing, and counterflashing, as applicable. Roof-to-wall intersections, chimneys, skylights, dormers, and changes in roof plane may require distinct details rather than one general flashing allowance.
Linear-foot items should be based on measured lengths, not an assumed percentage of the roof area. Each-based items may apply to individual penetrations or components, but the item’s scope must match the actual work. When existing flashing can be reused, replacement should not be presumed; when removal or replacement is necessary, document the reason and affected locations.
Check how the roofing manufacturer’s installation instructions treat flashing and whether the proposed detail requires integrating new material with siding, masonry, or other assemblies. Those adjacent repairs may fall outside a basic roofing item and should be scoped separately when supported.
Ridge Caps, Starter Strips, And Roof Accessories
Roof accessories can include starter shingles, ridge and hip caps, ridge vents, static vents, pipe boots, roof jacks, skylight flashing, and other penetrations or terminations. Search for each accessory by its actual function and confirm whether the selected roof-covering line item already includes it.
Some assemblies use dedicated accessory products instead of cut field shingles. A line item for standard shingles may not represent a manufacturer-required ridge cap or starter product. Conversely, adding separate accessory quantities without checking included operations can duplicate scope.
Count or measure accessories from roof observations, plans, or reliable imagery. For ventilation, describe the existing configuration and the proposed work. A roof estimate should not assume that every vent is damaged or that changing ventilation is automatically part of a covering replacement.
Steep Roof, High Roof, And Access Considerations
Roof pitch and building height can affect installation difficulty, safety measures, and labor. Xactimate may offer separate labor or condition items for steep or high work, but eligibility and calculation depend on the item’s definition and software setup. Inspect the actual slopes and elevations, then apply the current item criteria rather than adding a surcharge based only on a general impression.
Document measurements and access conditions, such as roof pitch, stories, limited staging space, or unusual site constraints. A condition charge should correspond to a defined work area and avoid overlapping with labor already included in the base line item. When only one slope meets a condition, the estimate should clearly show the affected quantity.
Roof Decking, Fascia, And Related Repairs
Roof-decking replacement is distinct from roof-covering replacement. Include it only when the decking is damaged, deteriorated, or otherwise requires replacement under the documented scope. Measure the affected area and identify the material and thickness where known. Do not assume that a full deck replacement is necessary simply because the roof covering is being replaced.
Fascia, soffit, gutters, and siding may be adjacent to roofing work but are separate building components. Include them only when inspection or project requirements support the work. Photograph conditions before and during tear-off when concealed damage may be discovered, and follow the applicable claim or contract process for supplements.
Waste, Measurement, And Quantity Checks
Roofing material quantities account for cuts, layout, and unusable offcuts. Waste is not a universal percentage: roof shape, valleys, hips, dormers, material format, and installation pattern all matter. Use the measurement method and waste guidance appropriate to the selected item, and explain unusual quantities rather than relying on a default figure without review.
Confirm whether the roof measurement is reported as actual surface area or as a calculated quantity that already includes waste. Check each slope, ridge, hip, valley, and eave measurement against the roof diagram or field notes. For a roof with multiple materials, calculate quantities by material and area instead of applying one blanket quantity to the entire structure.
Disposal, Permits, And Other Project Costs
Disposal may be included in a removal item, priced separately, or handled through a different estimating entry. Read the item notes before adding a dumpster, haul-away, or debris charge. Consider actual site conditions and applicable local disposal requirements; avoid duplicating costs already included elsewhere in the estimate.
Permit fees, temporary protection, and other project-specific expenses may be handled differently across estimating practices and policies. Verify the appropriate documentation and treatment for the job. A line item’s presence in a database does not, by itself, establish that the cost applies to every roof project.
Practical Xactimate Roofing Estimate Checklist
- Confirm the price list: Use the correct location and current pricing period for the estimate.
- Verify the item: Check the current description, unit, included operations, and item notes.
- Document the roof: Record dimensions, slope conditions, material type, layers, and relevant accessories.
- Separate distinct work: Distinguish removal, installation, flashing, decking, and accessory scope.
- Check for overlap: Identify bundled operations before adding separate labor or materials.
- Support special conditions: Explain steepness, height, access, waste, or unusual quantities with measurements and photos.
- Review local requirements: Confirm applicable codes, manufacturer instructions, and project specifications.
Where To Verify Xactimate Roofing Line Items
The most reliable reference for a specific estimate is the current Xactimate price list and item detail selected for the job. Xactimate’s searchable database provides the available descriptions and associated units for that price list. Item availability and pricing can differ by region and update cycle, so a code found in an online sample may not match the estimator’s current configuration.
For code and installation questions, consult applicable building-code requirements, manufacturer installation instructions, and the authority having jurisdiction. For claim estimates, follow the insurer’s estimating procedures and document disputed or supplemental scope with clear measurements, photographs, and relevant product or code information. A well-built roofing estimate ties each line item to a specific, supportable task.