What Is Included in Roof Replacement?
What is included in a roof replacement is the whole system, not a color. If a bid is only “shingles and labor,” you are buying a layer, not a roof. On an Omaha house the honest scope is a full tear-off, whatever decking failed, ice-and-water at the eaves and valleys, new underlayment, drip edge, boots, flashing, ridge, the shingles, the city permit, and a clean yard.
The line items that should be on the page
- Tear-off to the deck. Overlaying a second or third layer cooks the attic and can void the shingle warranty. Ralston and older Omaha ranches that already have two layers get a full peel.
- Decking repair. Soft or delaminated plywood gets cut out and replaced. We do not know the sheet count until the old roof is off. A written allowance beats a surprise invoice.
- Ice-and-water shield at eaves and valleys. Nebraska ice is not an upsell. See ice-and-water.
- Synthetic underlayment on the field, plus drip edge so water leaves the deck instead of wicked into the fascia.
- Flashings, pipe boots, and ridge. Leftover builder-grade vents fail first. Chimney and step flashing get rebuilt, not caulked.
- The shingles. We install GAF, CertainTeed, and Owens Corning architectural lines. Class 4 if that is the spec. Color is on the estimate before we start.
- Permit and inspections. Omaha prices building permits on project valuation. We file it. Unincorporated Douglas County and other cities pull their own.
- Dumpster, magnets, and a final walk. Nails in a West Omaha lawn are how you hear from a neighbor.
What is not automatically included
- Gutters and siding unless the storm hit them and you asked us to quote both.
- Skylights that still leak after the curb is flashed — sometimes the unit itself is done.
- Attic ventilation upgrades beyond replacing what we tore off, unless the house is cooking and we wrote a ridge-and-intake plan.
- Interior drywall. We stop the water. The painter is a different trade.
- Insurance extras you did not approve. Code items the adjuster missed should show up as a supplement, not a silent add.
How long it takes and what it costs
Most residential tear-offs in Omaha take 1–3 days once materials are on site. Steep Elkhorn two-stories, extra layers, or a wet week add a day. Published 2025–2026 Omaha market ranges live on the cost guide — those are not a Kutsch bid. The job page is Omaha roof replacement.
Quick answers
Does roof replacement include tear-off?
Ours does. Overlaying a second layer is how you void a warranty and cook the attic. If a bid skips tear-off, ask why.
Is the Omaha permit included?
Yes. We file the City of Omaha permit and price it in the written quote. Other cities and the county have their own fees.
Are gutters part of a roof replacement?
Only if we wrote them. A replacement can leave good gutters alone. Hail-dented troughs are a separate line.
Want someone to actually look at it?
Free inspection, photos of whatever we find, and a written recommendation — including “this roof is fine, call us in five years.”
