How to Compare Roofing Estimates (Without Getting Burned)

What a good roofing estimate should include

• The roofer's name, address, license (where required), and insurance
• The shingle brand and product line
• Every layer and part: underlayment, ice and water shield, drip edge, flashing, and vents
• Tear-off or overlay, and how many layers come off
• The price per sheet of rotten decking, and how many sheets are included
• Permit, cleanup, and haul-away
• Both warranties, in writing
• The payment schedule
• A start date and how long the job should take

If an estimate is one line that says "new roof, $X," ask for the details before you compare.

Why roofing bids are so hard to compare

A new roof costs about $9,609 on average. But two bids for "a new roof" can describe very different jobs. One might include new underlayment, flashing, and vents. Another might leave them out. The cheapest bid isn't a deal if it skips the parts that keep water out.

Step 1: Make sure every bid covers the same things

Ask each roofer to list these in writing:

Materials - Shingle brand and product line, not just "architectural shingles" - Underlayment, the layer under the shingles - Ice and water shield in valleys and along edges, if you get freezing weather - Drip edge, the metal strip along roof edges - Flashing around chimneys, walls, and skylights. Is it new, or reused? - Vents. Will they add or replace any?

Labor - Will they tear off the old roof, or put new shingles on top? How many layers are coming off? - Who pulls the permit? - How will they protect your yard, plants, and siding? - Cleanup, including a magnet sweep for nails

Step 2: Nail down the price for rotten wood

The wood under your shingles is called the decking. Nobody can see it until the old roof is off. If some of it is rotten, it must be replaced.

This is the most common surprise on a roofing bill. Ask every roofer: "What do you charge per sheet of decking, and how many sheets are included?" Get the answer in writing. A bid with a low base price and a high per-sheet price can end up costing the most.

Step 3: Compare the warranties

There are usually two:

• Manufacturer warranty: covers defects in the shingles. Some upgraded warranties require a certified installer.
• Workmanship warranty: covers the roofer's installation. This is where most problems come from. Ask how long it lasts and whether it's in writing.

Ask if either warranty transfers to the next owner if you sell.

Step 4: Check the roofer

• Ask for proof of license (where your state requires one) and insurance.
• Look for a local address and a history in your area.
• Read recent reviews, and ask for addresses of recent jobs you can drive by.

State rules vary a lot. See roofer rules for Texas, Florida, California, Ohio, and Georgia.

Step 5: Understand the payment schedule

• Avoid paying most of the money before work starts.
• Pay the final amount only after the job is done and inspected.
• Ask for lien waivers. These show the roofer paid their suppliers and crew, so they can't put a claim on your home.

Red flags in a roofing estimate

• A big deposit due before any work
• No written details, or a "today only" price
• No license or insurance proof
• A roofer who wants to handle your insurance claim for you
• A price far below the others with no clear reason

If insurance is paying

After a hail or wind storm, roofers from out of town often go door to door. Some do good work. Some don't, and they're gone before problems show up.

• Call your insurance company first.
• Don't sign anything that gives a roofer control of your insurance claim.
• Hire a roofer you'd trust even if insurance weren't involved.

A simple comparison checklist

Want a rough size and cost first? Try the free roof calculator, or learn how to measure your roof.