Roof Evidence Report
14 Maple Crescent, Mississauga, ON (sample)
Prepared by Roofprint · Report #RP-SAMPLE-0001 · Valid 30 days from assessment
1 · Property overview
A two-storey detached home with a moderate, cut-up roof line. Standard access, one existing shingle layer, no low-slope sections. Eligible for an instant planning range; confirmed on site with photos.
Property type
Detached, 2 storeys
Roof style
Gable + 2 dormers
Access
Standard (≤2 storeys)
Assessment date
Sample
2 · Verified measurements
Measured from aerial imagery and confirmed on site. Roofers price by the square (100 sq ft) — every line below feeds the scope and the price, so nothing is rounded in our favour.
3 · Roof-condition findings
On a real report each finding sits beside a dated, annotated photo with a callout arrow. Here are the written findings and sample callouts a typical GTA roof of this age produces.
Step + counter flashing (chimney)
Action neededOriginal step flashing is reused and face-nailed, with cracked sealant at the chimney saddle. This is a common slow-leak source. Sample finding: replace with new step and counter flashing, mechanically fastened, on the new roof.
Valleys
Action neededTwo of three valleys show granule loss and lifted shingles where water concentrates. Sample finding: rebuild as open metal valleys over ice-&-water membrane for the longest service life in freeze-thaw conditions.
Penetrations (plumbing + vents)
Action neededPlumbing boots are hardened and cracked — typical at 15+ years. Sample finding: replace all boots and vent collars; re-flash the furnace vent with a new storm collar.
Ventilation
Under-ventedIntake at the soffits is partially blocked and exhaust is below the balanced target for this attic area. Sample finding: clear soffit intake and install continuous ridge venting to a balanced intake/exhaust ratio.
Field shingles + decking
Verify at tear-offField shingles are at end of service life (curling, granule loss). Decking appears sound from the attic, but sheets cannot be fully confirmed until the old roof is off. Sample finding: budget a decking allowance at the unit rate below; you pay only for sheets actually replaced, each one photographed.
4 · Repair-vs-replace assessment
Targeted repair
~$1,200 – $2,400 + HST
Re-flash the chimney, replace boots, patch the worst valley. Honest about the trade-off: it buys 2–4 years but the field shingles are at end of life, so you would be repairing a roof you will still replace soon.
Full replacement
RecommendedField shingles are at end of service life and three problem areas (flashing, valleys, ventilation) all point to a full re-roof. Replacing now resets the clock and corrects the underlying ventilation issue that shortened the last roof's life. Detached GTA replacements typically run $15,000–$20,000 + HST; this roof's scope lands near the middle.
5 · Selected system & exact components
Enhanced system
Our most-chosen system: a premium architectural shingle with balanced ventilation, installed to manufacturer specification.
- Premium architectural shingle (GAF Timberline HDZ), installed to manufacturer specification
- Premium synthetic underlayment over the full deck
- Ice-&-water membrane at all eaves, valleys, and penetrations (GTA code-required)
- All-new step + counter flashing at the chimney and walls
- Open metal valleys over membrane
- Balanced ventilation: cleared soffit intake + continuous ridge exhaust
- New plumbing boots, vent collars, and storm collars
- Full tear-off of 1 existing layer, disposal, and magnetic-sweep cleanup
- 10-year written workmanship warranty
Why these exact parts
Every line is a real component, not a vague "premium package." Ice-&-water membrane and new flashing are code-required and standard — never an upsell. We list the shingle by name so you can verify the warranty terms yourself.
6 · Explicit exclusions & the decking unit rate
Not included in this price
- Structural framing or rafter repair (quoted separately if found)
- Skylight replacement (re-flashing of existing skylights is included)
- Eavestrough / gutter replacement (cleaning included)
- Chimney masonry or cap repair
- Permit fees where sheathing replacement triggers one (named, not hidden)
- Interior drywall or paint repair from prior leaks
The #1 concealed cost
Decking replacement
$90 – $130 / sheet (4'×8' · ≈ $3–$6 / sq ft)
Rotten decking is invisible until the old roof is off — the single line that blows up "fixed" quotes elsewhere. We name the unit rate here, in writing, before you sign. You pay only for sheets actually replaced, and we photograph every one.
7 · Price-change history
Most roofers show you one number and hope you forget the others. We keep the full trail — planning range, estimator-reviewed, and final — so every change is visible and explained.
Planning range
From your address · before any visit
$16,000 – $21,000 + HST
Based on measured area and a baseline system. Assumes one layer, sound decking, standard access.
Estimator-reviewed
After the on-site, photo-backed assessment
$18,400 + HST
Confirmed 8 facets, chimney flashing rebuild, valley + ventilation work. Decking allowance set, not yet spent.
Final (signed scope)
Locked before you sign · only decking can change
$18,400 + HST
Fixed price. The only variable left is concealed decking, billed at the unit rate below for sheets actually replaced.
$18,400 + HST
With 13% HST that is $20,792 all-in — shown plainly, the way it should be. Only concealed decking, at the unit rate above, can change it.