Quick answerTake the report's footprint area for each roof section, apply the pitch multiplier for that section, and total by material or system. Perimeter, ridge, hip, valley, and rake lengths come off the same report and convert directly to linear-foot bid lines. Penetration counts (curbs, stacks, HVAC units, skylights) should be requested as a labeled list, not just a total, and any parapet, multi-level, or low-slope section should be called out as a custom scope request before you build pricing on top of it.

What a commercial roof report actually gives you

A commercial roof report is built the same way as a residential one: a measured footprint of the structure translated into facets, with area, pitch, and edge data for each. The difference on a commercial building is scale and complexity, multiple roof levels, parapets, mechanical curbs, and sections with different pitches or membrane types that all need to be tracked separately rather than rolled into one total.

The delivered file, whether ESX for Xactimate®, XML for Symbility®, or PDF, carries facet-level area, total and per-pitch square footage, and linear measurements for ridges, hips, valleys, rakes, and eaves. Penetrations are counted where the report format supports it; for a complex commercial roof you should request that count be broken out by type rather than delivered as a single number.

Building the area takeoff: the pitch math

Every facet's finished area is the flat footprint measurement multiplied by a pitch factor. The formula is area = footprint x multiplier, where multiplier = sqrt(rise^2 + run^2) / run. Low-slope commercial sections near 0/12 to 2/12 use a multiplier close to 1.0; steeper mansard or penthouse sections use the same multiplier table as a residential roof.

Run this per section, not once for the whole building. A single commercial roof report commonly returns a low-slope field, a steeper mansard band, and one or two penthouse or mechanical-screen sections, each needing its own line in the bid because the membrane or shingle system, fastening pattern, and labor rate differ.

Pitch (rise/12)Multiplier1,000 sq ft footprint becomes
Flat / 0.5:12~1.0011,001 sq ft (10.01 squares)
4:121.0541,054 sq ft (10.54 squares)
6:121.1181,118 sq ft (11.18 squares)
8:121.2021,202 sq ft (12.02 squares)
12:121.4141,414 sq ft (14.14 squares)

One roofing square equals 100 sq ft. Apply the multiplier per section using that section's own pitch before summing squares for the bid.

Perimeter, edge, and flashing lengths

Linear measurements convert straight into bid lines: rake and eave totals for drip edge or gravel stop, ridge and hip length for cap or ridge vent, valley length for valley metal, and total perimeter for coping or fascia. On a commercial building, also pull parapet wall length separately from roof-edge perimeter; parapet coping and wall flashing price differently than a standard eave detail and get missed when a takeoff only reports one perimeter figure.

If the roof has multiple levels, request perimeter and edge totals broken out by level. A single combined number cannot tell you how much low-roof coping meets a high-wall condition, which is exactly where step flashing and counterflashing scope gets priced.

Penetration counts for the scope

Penetrations drive line items that areas and lengths do not: pipe boots, HVAC curbs, skylights, roof hatches, and equipment supports each carry their own unit price and, often, their own flashing detail. A report's penetration count is only useful for bidding if it is itemized by type; a bare total forces you to re-walk the roof or guess.

When you place the order, list what you expect to find, HVAC units, skylights, roof hatches, gas line penetrations, and ask that the count return broken out by category rather than as a single figure.

Requesting a custom scope for irregular commercial roofs

  1. Identify what the standard report will not resolve

    Multiple roof levels, parapet walls, mechanical screens, and roofs with mixed pitch sections all need to be flagged before ordering, not corrected after delivery.

  2. Order the format your bid platform needs

    Use Standard ESX for a single-level commercial roof going into Xactimate®, or Complex-roof ESX when the building has many facets or roof levels. Order a PDF-only or ESX + PDF version when the bid package needs a printed exhibit alongside the estimate file.

  3. Add a custom scope note at order time

    State the sections you want separated (low-slope field, mansard, penthouse), the parapet or wall lengths you need called out, and the penetration categories you expect. Include the claim or bid reference number so the delivered file is named for it.

  4. Request wall or elevation detail where facades matter

    If the bid includes fascia, soffit, or wall-mounted equipment screens, a wall report adds elevation measurements alongside the roof takeoff; published pricing runs $45 to $65 by format for roofs under 30 squares, delivered on a 48-hour turnaround.

  5. Review before pricing

    Confirm section totals sum to the building's known footprint and that perimeter and penetration counts match a visual review of the roof plan before you build unit pricing on top of the numbers.

Getting the takeoff into the estimate

Import the ESX file via the Sketch import option in Xactimate® to bring facet areas and lengths directly into line items; menus vary by version, so verify the import path in your build. Symbility® users import the XML file the same way through that platform's sketch import. Verisk™ desks working from an integrated ordering path can pull the file directly into the estimate workflow without a separate download step.

You can order a roof report by address from Sketch My Roof, the site sponsor, choosing Complex-roof ESX for a multi-section commercial building or PDF-only when the bid package needs a stand-alone exhibit. For facade or elevation detail alongside the roof takeoff, the wall report order path covers that separately; see Sketch My Roof roof measurement reports for the current order options.

QA checklist before you submit the bid

  • Section totals sum to the building's known footprint

    A mismatch usually means a section was missed or double-counted at a roof-level transition.

  • Each section carries its own pitch multiplier

    Applying one building-wide multiplier to a mixed-pitch roof over- or under-states area on every non-dominant section.

  • Parapet and wall lengths are separated from roof-edge perimeter

    Coping and wall flashing price differently than eave and rake detail; combining them hides scope.

  • Penetrations are itemized by type, not just totaled

    Curbs, stacks, hatches, and skylights each carry a distinct unit price and flashing detail.

  • Claim or bid reference is on the delivered file

    Keeps the takeoff traceable to the specific bid package when multiple properties are in progress at once.

Frequently Asked Questions

Can a roof report handle a multi-level commercial roof with parapets?
Yes, but request it as a custom scope at order time: ask that each roof level and its parapet or wall length be broken out separately rather than combined into one building total.
Which report format should a commercial bid use?
Complex-roof ESX ($25) fits most multi-facet commercial roofs going into Xactimate®. PDF-only ($25) works for a stand-alone exhibit, and ESX + PDF ($29) covers both from one order. Symbility® users should request the XML format.
Does the report break out penetrations by type?
Standard delivery may return a total penetration count. For a bid takeoff, note the categories you expect (HVAC curbs, skylights, hatches, stacks) in the order instructions so the count is itemized rather than combined.
How do I bring the takeoff into Xactimate® or Symbility®?
Import the ESX file via the Sketch import option in Xactimate®, or the XML file through the equivalent import path in Symbility®. Menu locations vary by software version, so verify the exact steps in your build before relying on a click path.
What if the bid also needs facade or wall measurements?
Wall reports are ordered separately and cover elevation measurements for fascia, soffit, or wall-mounted equipment screens. Published pricing runs $45 to $65 by format for roofs under 30 squares, with 48-hour delivery.

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