Don’t let anything (other than the roof itself) go over your head
A proper roofing estimate establishes clear expectations for both parties.
Verify your roofer's credentials, licensing, insurance, and any work guarantees.
Get project timelines and details, as well as itemized costs.
If you don’t know what to look for in a roofing estimate, you might not get accurate pricing for the job or, worse, sign with a company that does not have the experience and licenses necessary to complete the job. Learning what should be included in a roofing estimate will help avoid any unexpected surprises after you sign a contract. This can save money, time, and frustration in the long run.
A roofing estimate—also known as a roofing bid or roof quote—should tell you everything you need to know about your roof repair or replacement project. The estimate should detail all of the work that your roofer plans to do, the materials they will use, and the timeline for the work, as well as outlining the material and labor costs to get it done.
Depending on what is going on with your roof, you may get a roof inspection first, and then a roofing estimate second. Either way, this estimate allows you and the roofer to get on the same page before making things official with a signed contract. That is why it is important to make sure that the roofing estimate has all of the necessary pieces of information.
It’s a good idea to get roofing estimates from at least three reputable providers before choosing a roofer you want to work with. This will allow you to compare the services provided and see the projected costs.
The primary purpose of a roofing estimate is to provide pricing for the work and materials that will go into your roofing project. However, there are some specific things you should look for before agreeing to the work proposed in an estimate.
The first things you’ll want to tick off of your roof estimate checklist are the project timeline and the contact information for your roofing professional. Look for the following as you review the proposal:
Does it contain basic contact information, such as company name, phone number, physical address, and email address?
Is there an outline of who is responsible for what, i.e. who oversees the day-to-day work, where to send payment?
Are estimated start and completion dates listed?
Is there language regarding unexpected delays in the work and what will happen if the roofer runs into issues?
Are payment terms clearly spelled out, including the schedule for payments and how you can submit payment for the work?
You can use this information to get an idea of the contractor you’ll be hiring and how long it will take for them to complete the work. A professional roofing company will automatically include all of this information in your estimate.
It is up to you to check licenses and insurance information before hiring a roof installer or a roof repair company near you. Different cities and states have different contractor’s license and insurance requirements, but you’ll want to check that the professional either has a roofing contractor’s license or a general contractor’s license, along with worker’s compensation and general liability insurance.
Hiring a contractor who lacks qualifications carries a lot of risk, not just for shoddy work but also for personal injury. A reputable contractor will provide proof upfront.
Check to see if your state requires roofers to hold a special roofing license (not all do). If your state does require it, you can verify a contractor’s license by checking the license number on your state’s licensing board. You can do the same for a general contractor’s license.
You may also want your roofing estimate to include proof of bonding, which protects you if your contractor fails to complete their job as per the contract. Just keep in mind that most residential roofers are not bonded—this is more of a requirement for commercial roofers.
Many roofers will provide general pricing in their estimates, which includes a lump sum for the entire project, including all materials and labor. You can request that your professional itemize the costs so that you know exactly where your money is going. This also helps you get an “apples to apples” comparison among the bids you get, which could end up saving you money on your project. You can ask your roofer to list out the costs of the following:
Labor
Permits
Materials (shingles, underlayment, fasteners, decking, flashing, etc. These estimates can include brands and quantities)
Specific work being done
Cleanup and removal of construction debris
A roofer may not include a line item for labor if they are factoring it into the overall cost. The goal of a list like this is to inform you of the specific work they will complete and how much each portion of the work will cost.
Roofs have many different components. Some or all of these may need replacing, depending on the job. At the very least, your roofing estimate should include information about the major components that your professional will repair or replace, but it could also include additional information about things like waterproofing and ridge capping. Look out for the four major categories below.
Underlayment is a protective layer your roofer will put over your roof’s decking. Your contractor should outline the thickness, type, and manufacturer of the underlayment they plan to use. There are three main types:
Asphalt-saturated felt
Rubberized asphalt
Synthetic underlayment
The pros and cons of each vary, so talk to your contractor about which would be best for the job, and make sure that type makes it onto your estimate.
Homeowners must choose between two types of roof ventilation—active and passive. Active ventilation circulates by actively pulling outside air into your home and pushing inside air out of your home. Passive ventilation circulates using natural forces like wind and thermal buoyancy. Passive ventilation is a greener option, but it is not as consistent as active ventilation.
Once you choose the type of ventilation, you will also have to choose the type of vent, which your contractor includes on your estimate, along with the cost of installation.
Shingles prices should either appear on your estimate on a per-square-foot basis or with a cost per “roofing square” (which is 100 square feet). Like underlayment, your contractor should outline the type, manufacturer, and amount of shingles they plan to use. Check for the color of shingles your contractor mentions on the estimate, as well as any additional material they purchase for your project to account for waste. A normal waste overage is around 10%.
Most homeowners choose from asphalt, metal, clay, wood, or solar singles. They each have their own pros and cons, so the right choice depends on the project. The contractor can guide you in making that choice and should include detailed information on your roof quote.
“If a homeowner is using an asphalt dimensional shingle, they should ask for the product information on what ridge shingles will be used and what the warranty on the ridge shingles is,” says Ami Feller, Expert Review Board member and owner of Roofer Chicks in New Braunfels, Texas. “Many contractors save money by putting a 20- to 25-year ridge shingle on a 30- to 50-year field shingle. When comparing estimates, this can be a hidden difference that many homeowners don't notice.”
Flashing is a thin metal material used to help direct water away from areas of your home, like around the gaps between the roof and your chimney, walls, and roof valleys. Your estimate should outline the type of flashing your professional will install, where they will place the flashing, and whether or not they’ll be reusing the existing flashing to save money.
Most building codes also require drip edges on houses. Ask your contractor if they plan to use a metal drip edge around the perimeter of your roof. Make sure that your contractor plans to replace the pipe jacks, which are the flashings that go over the PVC plumbing vents on the roof.
Decking is the heart of a roof, as it provides a flat, level surface to which your contractor can fasten the roofing material. Roof decking is often plywood, which is prone to rot when exposed to moisture. It’s hard to know if your decking has rotted unless your contractor starts to tear off the old roof.
For this reason, your estimate should include how much it will cost to replace the decking if your contractor finds that it needs replacement once they begin removing the existing roofing material. Keep in mind that you might not need a decking replacement, so consider this an additional portion of the project that may or may not come to fruition. The estimate should include a plan and pricing for replacement either way so that there are no surprises.
The materials your contractor plans to use often have some sort of manufacturer warranty. Your contractor may also provide an additional workmanship warranty to guarantee the quality of their work.
Most roofers won’t include language regarding the manufacturer’s warranty for the materials they plan on using, but they should clearly explain their labor warranty, what it includes, and how long it lasts on your roofing estimate so that you can compare between contractors.
If you find a favorable estimate, you can start the contract process. The information on a roofing contract will be similar to a bid but with additional clauses that protect both parties from liability (because money is actually exchanging hands at this point). This includes the following:
Additional specifics on payment terms and when payments are due, including down payment and final payment provisions. Your contractor should also include information about how you can make payments.
Provisions for change orders or add-ons that result in extra charges.
Language stating that there won’t be liens placed on your property by subcontractors if your contractor doesn’t pay them.
A termination clause, which outlines when, why, and how either you or the contractor can back out of the contract without repercussions.
It is helpful to have a ballpark figure for your new roof before getting roofing estimates, as comparing your quotes to national or local averages can help rule out overpriced contractors, saving you money on your roof project. Figuring out approximate costs is a relatively straightforward process that most homeowners should be able to do themselves.
Start by calculating your roof’s square footage by multiplying your home’s square footage by the pitch multiplier. You can use the average roof pitch of 6/12 (which means 6 inches of rise for every 12 inches of run), but it’s best to have a professional get up on your roof and measure the pitch.
Once you have the roof square footage, you can use the prices in the table below to get a good estimate of the total. Keep in mind that these prices are for materials only, so costs will be higher depending on your contractor’s labor costs. Including labor, the average per-square-foot cost for a roof replacement is between $4.35 and $11.
| Item | Cost (per sq. ft.) |
|---|---|
| Asphalt | $2 to $5 |
| Clay tile | $5 to $13 |
| Concrete tile | $5 to $10 |
| Metal | $6 to $38 |
| Slate | $9 to $25 |
| Wood shakes | $6 to $16 |
You might also incur additional charges for other services. For example, removing an existing roof costs between $1,5000 and $1,500 for a 1,000-square-foot roof, and a roof inspection costs between $75 and $900, or an average of $240.
During the process of getting and reviewing roof estimates, there are a few red flags you should look out for to rule out companies that are less likely to provide a high-quality roof replacement or repair. Be on the lookout for the following:
Lack of company information: No experienced roofer will provide an estimate without company information. A lack of business and contact information could suggest that the roofer doesn’t have much experience yet or that they plan on contracting out the work and won’t be completing it themselves.
No insurance or licensing information: You should never have any work done on your roof or elsewhere in your home by a professional who doesn’t have general liability and worker’s compensation insurance, as well as a roofing or general contractor’s license. Always ask for these pieces of information when reviewing estimates.
No details about materials: Roofers won’t always completely itemize their estimates, but they should, at the very least, provide information about the types, brands, and colors of the materials they’ll be using. You want to make sure you get the roof you’re expecting.
Much lower numbers than competitors: If you have multiple bids, which you should, avoid low-ball estimates. Some roofers underbid in an effort to secure your business and then increase costs with work order changes once they begin. Others may underbid with the intention of cutting corners to keep costs down, which, of course, you don’t want.
Large down payment requirements: Up to a 50% down payment is standard for residential roofing contracts, but be wary of roofers who demand full payment upfront. Professional roofing contractors will not do this, and it could be a warning sign of a roofing scam.
No warranty information: All roofing work should include some kind of workmanship warranty to ensure your professional carries out solid work.
No permit costs: If your contractor doesn’t include permit costs for your job in their estimate, they might be planning on doing the work without a permit. This could result in violation fees from your building department. It also suggests a lack of professionalism.
Mizuki Hisaka contributed to this piece.
Roofing estimates vary for many reasons, but the most significant ones include differences in the cost of labor based on the contractor’s experience and overhead costs, as well as the quality of the materials your roofer will use for the job. You should get your estimates itemized and make sure your contractors include details about the materials they plan on using. Doing so allows you to compare not only based on the cost but also the value that you’ll get for your money.
It’s possible for a roofing estimate to change after the initial assessment, but in most cases, it shouldn’t. There’s always the risk that something unexpected will happen that causes prices to go up, like discontinued materials or your roofer discovering previously hidden damage to your decking when ripping off the old roof. However, experienced roofers should account for these circumstances in their initial estimates. Roofing contracts are binding, so always check your contract for language about how and why your numbers could change.
Whether or not the terms of your roofing estimate are negotiable depends on the contractor. Some professional roofers will be willing to budge on labor fees to some extent, while others will simply walk away from the potential work rather than lower their fees. In most cases, it’s best not to negotiate the terms, as lower labor charges could lead to your contractor cutting corners. Material costs aren’t negotiable, but you could purchase them yourself to try to save on delivery fees and markups.
Roofing materials vary widely, so you should consider the aesthetic appeal, the insulation each provides, how well the materials will stand up to the climate and extreme weather in your area, and, of course, the cost per square foot. You should also consider how much ongoing maintenance your roofing material will require and its life span, which will have a major effect on the long-term cost of your roof.
