9 red flags to look for in a roofing estimate
Most roofing disputes start with a vague estimate, not bad workmanship. A one-line proposal that says 'replace roof — $18,400' leaves almost every important decision undefined. Here is what a complete estimate should spell out, and the gaps that most often turn into change orders later.
1. Tear-off vs. layover isn't stated
Removing the existing shingles costs more than installing over them, and many manufacturers limit warranty coverage on layovers. If the estimate doesn't say which approach is being used — and how many existing layers are being removed — you cannot compare bids fairly.
2. No allowance for decking replacement
Rotten sheathing is only visible after tear-off. A good estimate names a per-sheet price up front (commonly $70–$130 per sheet installed) so the number can't be invented mid-job.
3. Flashing is described as 'reuse existing'
Step flashing, valley metal, chimney and skylight flashing are where most leaks begin. Reusing bent or corroded flashing to save a few hundred dollars is a common source of callbacks.
4. Ventilation is missing entirely
Intake and exhaust ventilation affect shingle life and attic moisture. Estimates that never mention ridge vent, soffit intake, or existing vent condition are incomplete.
5. Materials are generic
- Manufacturer and product line, not just 'architectural shingles'
- Underlayment type — synthetic vs. felt, and ice-and-water shield coverage
- Drip edge, starter strip, and ridge cap products
- Fastener type and nails-per-shingle
6. Warranty terms are vague
There are two warranties: the manufacturer's material warranty and the contractor's workmanship warranty. Ask for both in writing, with the workmanship term in years and what voids it.
7. Permits and disposal aren't listed
Permit fees and dumpster/disposal costs are real line items. If they're absent, confirm whether they're included in the total or billed separately.
8. Payment schedule is front-loaded
A large deposit followed by the balance on completion is normal for materials-heavy work; paying most of the job before any material arrives is not. Keep a meaningful final payment tied to your walkthrough.
9. No cleanup or property-protection language
Magnetic nail sweep, landscaping protection, gutter cleanout, and satellite dish reinstallation are small clauses that prevent big arguments.
Frequently asked
- Is the cheapest roofing bid always a bad sign?
- No — but it should trigger a scope comparison. Most large price gaps between bids come from different scope (layover vs. tear-off, felt vs. synthetic, reused vs. new flashing), not from one contractor being generous.
- How many bids should I get?
- Three is the common recommendation. Compare them line by line rather than by bottom-line price.