Roofing estimating software for commercial and industrial roofing contractors. Roof areas measured by system and slope, perimeter and flashing measured by length, penetrations counted individually, and insulation quantified including tapered layouts — because the details are where a roofing bid is decided.
A commercial roof estimate has an easy part and a hard part. The easy part is the field: measure the area, divide by a hundred, price it per square. The hard part is everything at a boundary — parapet flashing, edge metal, counterflashing, expansion joints, curbs, drains, vents, pipe penetrations, equipment supports and the walk pads that connect them. Two roofs of identical area can differ by 50% in cost depending on how many of those exist, and the drawing that shows them is usually the roof plan nobody measures carefully because the field area was so easy to get.
BidcoreAI measures roof area by system, level and slope, then measures the perimeter and every flashing condition by length and type. Penetrations are counted individually by type and size from the roof plan and the mechanical drawings, which is where half of them actually are — a roof plan rarely shows every curb the mechanical schedule implies, and reconciling the two is part of the takeoff.
Insulation is quantified by layer and R-value, including tapered systems. Tapered insulation is a genuinely difficult quantity — it is a volume problem disguised as an area problem, and the difference between an average thickness and a real layout can be a large number on a big roof. Cover board, vapour barrier and adhesive or fastener patterns are carried per layer, with fastening density taken from the wind uplift requirements rather than assumed.
Tear-off is estimated as its own scope with its own disposal cost, by existing system and number of layers, along with deck inspection and repair allowances. On a re-roof this is frequently the largest single variable in the bid, and it is the one most exposed to what is found once the old roof comes off — which is why it belongs in the estimate as a stated assumption rather than a hopeful lump sum.
Roof plans, roof details, sections, mechanical plans and the Division 07 specification.
Measured by system, level and slope, with each roof area kept separate rather than totalled.
Measured by length and condition — the highest-labor linear feet on the roof.
Counted by type and size, reconciled against the mechanical and plumbing drawings.
By layer and R-value, including the tapered layouts that are a volume problem in disguise.
Its own scope with its own disposal, and the largest variable on a re-roof.
How material gets up there, and what has to be in place before anyone works.
Built around the details, because the field area was never the difficult number.
Roof areas, perimeters and penetrations detected from the roof plan and proposed for confirmation on the sheet.
Areas grouped by roofing system, level and slope, so a TPO field and a modified bitumen section are never averaged together.
Perimeter measured by flashing condition and height, since parapet flashing and edge metal are different rates entirely.
Roof-plan penetrations cross-checked against the mechanical and plumbing drawings, where the rest of them usually are.
Tapered layouts quantified by volume rather than an average thickness, which on a large roof is a significant number.
Fastener and adhesive quantities driven by the wind uplift requirement in the specification, including perimeter and corner zones.
Existing system and layer count measured for removal, with disposal volume and dumpster counts calculated.
Membrane laps, seam allowance and waste calculated by roll width and sheet layout rather than a blanket factor.
Crane, hoist and conveyor requirements priced explicitly, with occupied-building constraints carried into productivity.
Field, detail and flashing productivity kept separate, because detail work runs many times slower per foot than open field.
Membrane, insulation, fasteners, metal and sealant in order units, ready for a supplier quote.
Roof-by-roof schedules and priced estimates exported with sheet references intact.
Division 07 systems with the sheet metal and accessory sections bid alongside them.
Warehouses, schools, retail, healthcare and industrial re-roofs — where the penetration count decides the price.
Field area first because it is quick, then the two thirds of the work that is not field area.
The details get counted before the job starts instead of after.
Reconciling the roof plan against the mechanical drawings finds the curbs that were never drawn on the roof — the classic roofing surprise.
Parapet, edge and wall flashing at their own rates stops a detail-heavy roof being bid as though it were an open field.
Quantifying taper as volume rather than average thickness removes one of the larger silent errors on big-roof bids.
Measuring the existing system and its layers gives a disposal number that reflects the roof rather than a lump sum guess.
Density taken from the specification, including perimeter and corner zones, means the attachment matches the warranty requirement.
Detail work runs several times slower per foot than field. Separate productivity is what makes the labor number reviewable.
Because the roof plan is not the only drawing with roof scope on it.
Roof plan counts reconciled against the mechanical and plumbing sets, where the missing curbs always are.
Flashing measured by type and height rather than as one perimeter length at one rate.
Tapered insulation quantified from the layout, not from an average thickness that flatters the estimate.
Existing layers and disposal volume quantified, with deck repair carried as a visible allowance.
Measure and price from anywhere; the marked-up roof plan opens on a tablet on the roof.
Roofing packages can be measured for you through professional takeoff services.
Send the roof plans, details and mechanical drawings and have the package measured for you — areas by system, perimeter by flashing condition, penetrations counted and cross-checked, insulation including taper, and tear-off with its disposal.
One platform, one cost database, one set of drawings — whichever scope you are pricing today.
Compare the penetration count and the flashing lengths against what you carried — then check the mechanical plan.
