Roofing quotes
What a roofing quote should include
Most of the difference between two roofing quotes is what's in them, not the price per square. Use this checklist to see whether a quote covers the whole job.
A full replacement quote should cover
Wherever your roof has them: not every house has a chimney or valleys.
- Tear-off. Removing the old shingles down to the wood deck.
- Disposal. Dumpster and landfill fees for the old roof.
- Decking allowance. Replacing rotten or soft plywood found after tear-off, priced per sheet.
- Underlayment. The water-resistant layer between the deck and the shingles.
- Ice & water shield. Self-sealing membrane at eaves and valleys. Required by code in most cold-weather states to stop ice-dam leaks.
- Shingles. The roofing material itself.
- Starter strip. The first sealed course at the edges that keeps wind from lifting shingles.
- Drip edge. Metal edge that directs water into the gutters instead of behind them.
- Ridge cap. Shingles that cover the peak of the roof.
- Ridge vent. Exhaust vent along the peak so the attic can breathe.
- Valleys. Where two roof planes meet and water concentrates.
- Step & wall flashing. Metal where the roof meets a wall. The most common leak point.
- Chimney flashing. Metal that seals around the chimney.
- Pipe boots. Rubber collars around plumbing vents.
- Permit. City permit for the reroof.
- Cleanup. Magnetic nail sweep and site cleanup.
Some quotes fold a few of these into one line (disposal into tear-off, starter and ridge cap into shingles). That's fine as long as the quote says so. Labor and the contractor's overhead are usually built into the prices.
Only if your house needs them
- Skylight flashing. Flashing kits around skylights, if you have any.
- Gutters. Not part of a roof replacement unless they are damaged.
- Powered attic fans. Electric vents. Usually unnecessary with a balanced ridge vent and soffit intake.
Terms to get in writing
- Decking price per sheet. Rotten plywood only shows up after tear-off. The quote should say what each replaced sheet costs, so the final bill can't surprise you.
- Shingle brand and product line. "Architectural shingles" isn't enough. The brand and line decide the warranty and the wind rating.
- Two warranties, in writing. The manufacturer covers the materials. The roofer covers the installation (workmanship). Ask how many years each, and what voids them.
- Who pulls the permit. Usually the roofer. If you're asked to pull it yourself, the contractor may not be licensed where you live.
- Payment schedule. A deposit, then the balance when the job is done and you've seen it. Be wary of large up-front payments or cash only.
- Start date and length of the job. Most reroofs take one to three days. Get the expected start window in writing.
- License and insurance. Ask for the license number (where your state requires one) and a certificate of liability and workers' comp insurance.
- Lien waiver at the end. A signed waiver shows the roofer paid their suppliers and crew, so nobody can put a lien on your house.
Red flags
- A single lump-sum price with no line items.
- No ice barrier on the quote in a state with cold winters.
- "Recover" or "overlay" (new shingles over old) without saying so plainly. It's cheaper, but it hides deck problems and shortens the roof's life.
- Flashing "reused" or not mentioned. Old flashing is where most new roofs leak.
- Pressure to sign today for a discount.
Let ROOF read it for you
Snap a photo of the quote or attach the PDF. ROOF reads every line, flags what's missing, and tells you whether the price is fair for your roof and your state.
Common questions
How many roofing quotes should I get?
Two or three. More than that rarely helps. What matters is that each one lists the same scope, so you can compare like with like.
Why are roofing quotes so different?
Mostly scope: one roofer includes new flashing, ice barrier and ventilation, and another leaves them out. Then shingle line, crew and overhead. Line the quotes up item by item before comparing totals.
Should a roof quote include decking?
It should include a price per sheet for any rotten decking found after tear-off, and say how many sheets are already in the price, if any. Nobody can know the exact number until the old roof is off.
Is overhead and profit normal on a roofing quote?
Yes. Every contractor has business costs and a margin. Insurance estimates often show it as a separate line, usually around 20%. Contractor quotes usually build it into the prices.
General guidance. Building codes and licensing rules vary by state and city.