The price itself was defensible. The problem was that four of the biggest cost drivers on a roof — decking, ventilation, flashing, and the deposit schedule — were either missing or written so loosely that the final invoice could land thousands higher.
"Any rotten decking replaced at $95/sheet, T&M."
Rotten sheathing is discovered after tear-off, when you have no leverage and no other bids. With no included allowance and no cap, this line is an open checkbook on the one day you cannot say no.
What to ask: How many sheets are included in the contract price, and what is the maximum I would owe before you stop and call me?
"50% due at signing, balance on completion."
For a two- to three-day roof, a deposit above roughly 25–30% is unusual and puts most of the risk on you. Some states cap residential deposits by law.
What to ask: Can we move to 25% at signing, a progress payment when materials are delivered, and the balance at final inspection?
"Install synthetic underlayment over entire roof deck."
Synthetic underlayments range widely in weight and warranty, and manufacturer system warranties often require a specific product. A generic spec lets the crew use the cheapest roll on the truck.
What to ask: Which manufacturer and product, and does the shingle warranty I'm being sold require it?
Not mentioned anywhere in the estimate.
In a freeze climate, most codes and every shingle manufacturer expect a self-adhered membrane at eaves and valleys. Its absence is either a code problem or a change order waiting to happen.
What to ask: Is ice-and-water shield included at the eaves, valleys, and penetrations? If not, what does it add?
"Reuse existing flashing where serviceable."
"Serviceable" is decided by the person who benefits from reusing it. Step and chimney flashing are the two most common leak sources on a re-roof.
What to ask: Please quote new step flashing and a new chimney counter-flashing as a separate line so I can see the cost.
"Includes permit fee, dumpster, and magnet sweep of property."
These are the small line items most often left out and later billed. Seeing them named is a good sign the estimator has done this before.
What to ask: No action needed — confirm the permit is pulled in the contractor's license, not yours.
Thanks for the estimate. Before I sign, could you confirm five things in writing? 1) How many sheets of decking replacement are included, and what's the maximum before you stop and call me? 2) Which underlayment product, and does the shingle warranty require it? 3) Is ice-and-water shield included at eaves and valleys? 4) Can you quote new step and chimney flashing as a separate line? 5) Can we do 25% at signing, a progress payment at material delivery, and the balance at final inspection?
What happened: The homeowner asked five questions in writing. The contractor capped decking replacement at 4 sheets included, named the underlayment product, and moved the deposit to 25%.
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Home Project Copilot provides AI-assisted informational analysis based on the information submitted by the homeowner. It does not provide professional engineering, architectural, legal, inspection, construction, or code-compliance advice and does not certify the quality or compliance of any contractor's work. Homeowners should consult appropriately licensed professionals when necessary.