Let’s get one thing clear: the more contractors you talk to for your roofing job, the different prices they will give. This difference may be due to scope, not margin. One contractor may quote $22,900 for a complete redo, including a full tear-off, better underlayment, disposal, and cleanup, while another might charge $18,400 and leave out some of the above items.
For the layman, the quote may include some terminology that they may not know and this is where clever minded contractors may try to swindle them. So, before you hire anyone, you must know how to read the quote properly so you know what kind of work they are suggesting and what it means.
Tear-Off or Overlay?
First, be clear about whether the old roof will be removed. A full tear-off includes complete removal of the existing roofing to the deck, and an overlay simply installs or recovers over the existing roof; in simpler words, you can say that an overlay fixes an existing roof.
An overlay is a cheaper option because the contractor skips tear-off labor, disposal, and dumpster use. The savings may be around $1,000 to $3,000 because the new roofing materials and installation labor are still required.
However, the bigger concern is the roof deck. Removing the old roof lets the contractor inspect the wood underneath for moisture damage, rot, or weak areas, and an overlay can hide these problems.
So before you compare prices, ask your contractor whether the price assumes tear-off to the deck or an overlay over the existing layer.
Disposal and Decking
Disposal is a separate part of the quote because removing an old roof creates a large amount of waste. This means tear-off and disposal account for 5-15% of the total job. Therefore, make sure the final quote includes dumpster, hauling, and dump fees. Also check the number of roof layers being removed, since dump fees are based on weight, so removing two or three layers costs more than removing one. If the quote doesn’t specify the number of layers, then remember the disposal cost may increase later.
Decking is the wooden base underneath the shingles; any damage becomes visible only when the old roof is removed, which can add extra cost. The only important factor here is the price. A good quote should be fixed, such as the price for each 4×8 sheet. If the price isn’t listed, it could increase later.
Underlayment: “Included” is Not a Spec
Underlayment is the protective layer between the shingles and roof deck that keeps moisture away from the wood. If the quote says “underlayment included,” it doesn’t explain what product is being used.
One option is traditional felt that comes in #15 or #30 grades, linked to ASTM D226 Type I and Type II standards. This option is cheaper, but lighter felt can easily tear during installation.
The second option is synthetic underlayment, which is vague to understand on its own. You can’t put basic builder-grade sheet and stronger branded product in the same category. So the quote should name the product used instead of just saying synthetic underlayment included.
Similarly, list ice-and-water shield separately, including how it will be installed (where possible) and how much is included.
Now compare “Underlayment included” with “Product X full deck, Product Y ice-and-water shield, 200 LF at eaves and valleys”; you will be able to tell which one tells a homeowner exactly what’s being installed.
Flashing
Flashing helps stop water from entering common leak points like roof edges and joints, chimneys, walls, valleys, and pipes. So, the quote must clearly mention flashing.
Check the final quote for counterflashing, step flashing, pipe boots, valley metal, drip edge, and kick-out flashing. Details like gauge, material, or profile may also be included.
This is where cheaper bids may cut costs by reusing old materials. So you must focus on phrases like “reuse existing flash” or “seal existing flashing.” Reuse may be reasonable, but it should be clearly explained.
Step flashing is important at wall-to-roof intersections. It should form part of the roofing system instead of being replaced with caulk. When comparing quotes, check which flashing is being replaced and which part is staying in place.
The Lines Cheap Bids Leave Out
A lower cost sometimes means part of the job is missing. A complete quote from a roofing contractor should include enough detail to identify costs before the work begins.
Check for permit or inspection fees, starter strips, dumpster and disposal charges, ventilation work, and ridge caps. Starter strips and ridge caps are separate roofing products and should be listed clearly, not assumed to be part of the shingles.
Cleanups are also important, so the quote should never leave out details like debris removal, magnetic nail sweep around the work area, and property protection. These may seem small until they add up to extra cleanup costs after the job.
The contractor should also show his installation experience in terms of warranty; note that it’s different from the manufacturer’s warranty on the roofing materials.
Lastly, do read the exclusion section carefully as it clearly states what is not included in the price and can add up extra charges before the contract is signed.
Making Three Quotes Comparable
Make a comparison sheet listing the above factors for each contractor; compare tear-off, disposal, decking, underlayment, flashing, and items left out of scope. If one contractor includes synthetic underlayment and another uses felt, it highlights a scope difference.
The same difference applies when one uses new flashing and the other reuses the existing one.
It’s important to focus on the scope first, then compare price. The lowest price only matters when all three contractors are listing the same work.
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