This is exactly what you get before you approve the work
Below is a complete report from an anonymized roofing project where the homeowner had three estimates in hand: $18,400, $22,750, and $28,100. Nothing here is hidden behind a form — read the whole thing, then decide.
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This estimate leaves several important items undefined.
We identified 3 potential scope gaps, 2 ambiguous terms, and 4 questions to ask before signing.
3
Potential scope gaps
2
Ambiguous terms
4
Questions to ask
Tear-off and disposal not itemized
The proposal never says who hauls the old material away.
Flashing described as "as needed"
Open-ended wording is a common change-order trigger.
Warranty length is not stated
Labor and material warranties appear to be missing.
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Home Project Copilot Review
Roof
Location
Marietta, GA
Contractor
3 estimates compared
Quoted price
$18,400 / $22,750 / $28,100
Review date
Example report
Overall assessment
🟡Review before approving
All three estimates cover a full asphalt shingle replacement, but they are not describing the same job. The lowest bid does not state whether the existing layers are being torn off, and neither of the two lower bids prices decking replacement up front. Before you compare the prices, get all three onto the same scope — the gap between them narrows considerably once tear-off, flashing, and disposal are matched.
This is not a contractor score and does not certify any contractor's work.
Estimate comparison
The $9,700 spread is mostly scope, not markup. Contractor A excludes tear-off and disposal; Contractor C includes new flashing, a decking allowance, and a registered manufacturer warranty that the others do not mention.
Contractor A
$18,400 — the lowest of the three.
Shingle installation, underlayment, ridge cap. Tear-off is not stated either way.
Appears to include
Clear per-square pricing
Named shingle product line
Worth confirming
Tear-off vs. layover not specified
Disposal and dumpster not mentioned
Flashing described as "reuse existing where serviceable"
Contractor B
$22,750 — mid-range.
Full tear-off of one layer, synthetic underlayment, new drip edge, ridge vent, disposal.
Appears to include
Tear-off explicitly included
Ridge vent and drip edge itemized
Worth confirming
No decking replacement price stated
Ice-and-water shield coverage area not defined
Labor warranty length not given
Contractor C
$28,100 — the highest of the three.
Full tear-off, synthetic underlayment, ice-and-water at valleys and eaves, all new flashing, ridge vent, disposal, permit, manufacturer system warranty.
Appears to include
All flashing replaced rather than reused
Decking priced at $95 per sheet up front
Permit and inspection included
Worth confirming
Payment schedule requires 50% deposit
Start date not committed in writing
Differences to confirm with each contractor
Ask Contractor A in writing whether the price includes tear-off and disposal of the existing roof.
Ask Contractors A and B for a per-sheet decking replacement price before work begins.
Ask all three for the labor warranty length in years, separate from the material warranty.
This comparison describes differences between the estimates you submitted. It is not a recommendation of any contractor.
Priority findings
High priorityScopeSource: estimate
Tear-off is not stated on the lowest bid
Observation
Contractor A's proposal lists shingle installation and underlayment but never says whether the existing roofing is removed or covered over.
Why it matters
Tear-off materially changes both the cost and the manufacturer warranty. Without it in writing, the price is not comparable to the other two bids.
Recommended next step
Request a revised written proposal that states tear-off of all existing layers, or confirms a layover and the warranty consequences.
What to ask
“Does this price include complete tear-off and disposal of the existing roof, and how many layers are you expecting to remove?”
Confidence: High — based directly on the wording in the uploaded estimate.
ReviewChange-order riskSource: estimate
No decking replacement allowance on two of three bids
Observation
Rotten sheathing is only visible after tear-off, and two estimates set no price for replacing it.
Why it matters
An unpriced item discovered mid-job is negotiated at your weakest moment, with the roof already open.
Recommended next step
Ask for a per-sheet installed price in writing before work starts. Comparable local pricing commonly falls between $70 and $130 per sheet.
What to ask
“What is your installed price per sheet of replacement decking, and will you photograph any sheets you replace?”
Confidence: High — the line item is absent from both proposals.
ReviewMaterialsSource: estimate
Flashing wording is open-ended
Observation
One estimate says flashing will be reused "where serviceable" without defining who judges serviceability.
Why it matters
Step and valley flashing are where most roof leaks begin. Reused, bent, or corroded flashing is a common source of callbacks.
Recommended next step
Ask for all step, valley, chimney, and skylight flashing to be quoted as new, then compare the adjusted price.
What to ask
“What would it add to replace all step, valley, and chimney flashing with new material?”
Confidence: Medium — based on estimate wording, not an inspection.
Potential scope gaps
LowPermitsSource: estimate
Permit responsibility unassigned on two bids
Observation
Neither of the two lower estimates mentions who pulls or pays for the permit.
Why it matters
Unpermitted roofing work can complicate an insurance claim or a future sale of the home.
Recommended next step
Confirm in writing that the contractor pulls the permit and that the fee is included.
What to ask
“Are permit and inspection fees included in your price?”
Confidence: High — the item is absent from both documents.
LowCleanupSource: estimate
Cleanup and nail sweep not described
Observation
No estimate specifies debris removal, magnet sweep, or landscape protection.
Why it matters
Cleanup disputes are the most common post-roofing complaint homeowners report.
Recommended next step
Ask for a one-line cleanup clause covering dumpster placement, daily cleanup, and magnet sweep.
What to ask
“What does your cleanup include, and will you run a magnet sweep of the yard and driveway?”
Confidence: High.
Photo observations
Photographs alone are not sufficient to determine whether an installation is defective. These are items worth verifying.
ReviewInstallationSource: photo
Existing valley metal appears weathered
Observation
In the third photo, the valley metal shows surface discoloration and what appears to be a raised edge near the lower third of the run.
Why it matters
If reused, valley metal in this condition may not seat correctly against new shingles. The photo alone is not sufficient to determine its condition.
Recommended next step
Point this valley out to each contractor and ask them to price replacing it as new.
What to ask
“Can you look at the valley on the rear elevation and tell me whether you plan to reuse or replace that metal?”
Confidence: Low to medium — photo evidence only, verification needed on site.
LowVentilationSource: photo
Limited visible attic intake ventilation
Observation
No soffit vents are visible in the two eave photos provided.
Why it matters
Ridge vent without matching intake does not move air, which can shorten shingle life and raise attic moisture.
Recommended next step
Ask each contractor to confirm intake ventilation and whether soffit vents need to be added.
What to ask
“Is there adequate soffit intake ventilation for the ridge vent you're installing, and what would it cost to add it?”
Confidence: Low — photos may simply not show existing vents.
Ask my contractor
A neutral, professional message you can send as-is.
Questions for your contractor
“Does the price include complete tear-off and disposal of the existing roof?”
“What is your installed price per sheet of replacement decking?”
“Is all step, valley, and chimney flashing being replaced with new material?”
“How many years is your labor warranty, separate from the manufacturer's material warranty?”
“Are permit and inspection fees included?”
“What is the payment schedule, and what is due before work begins?”
Recommended next steps
Send the message below to all three contractors so you get comparable answers.
Ask for revised written proposals that all include tear-off, disposal, flashing, and a decking allowance.
Re-compare the prices only after the scopes match.
Avoid paying more than a modest deposit before material is delivered.
Before final payment
Confirm all old material and nails were removed from the yard and gutters
Verify new drip edge is installed along eaves and rakes
Check that valley and step flashing is new, not reused
Confirm the ridge vent runs the full length intended
Collect the manufacturer warranty registration and the written labor warranty
Confirm the permit was closed out with a final inspection
Confidence notes: This analysis is based on three uploaded estimates and eight homeowner photos. Photos cannot establish code compliance or workmanship quality, and public information about a contractor may refer to a similarly named business. Items marked for verification should be confirmed on site by a qualified professional.
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.
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