Read a Roofing Quote Like a Builder Before You Sign
Three roofers, three quotes, a $9,000 spread. The difference is almost never the shingle. It is what each one plans to do underneath it, and whether they wrote it down.
A roof is the biggest single check most homeowners write without understanding what they are buying. The quotes arrive on letterhead with a lump sum at the bottom, and it is tempting to pick the middle one. Resist that. A quote is a scope of work, and two quotes that differ by thousands are usually describing two different roofs. You do not need to know how to shingle. You need to know the handful of line items that belong on every quote, and what it means when one is missing.
Squares, pitch, and why quotes vary
Roofers price in squares of 100 square feet. A 2,000-square-foot ranch at a 6/12 pitch is roughly 25 squares with overhangs, and installed architectural asphalt runs about $450 to $750 per square in most markets, more for steep or cut-up roofs. Measure your own roof from a satellite map with a pitch multiplier so you can check that every roofer counted the same house. Then the real differences show up in layers, decking, flashing, and ventilation.
Confirm full tear-off, not an overlay
An overlay nails new shingles over old. It saves $1,000 to $2,500 and is the wrong call almost every time: it hides rotten decking, traps heat that shortens shingle life, and voids most manufacturer warranties. The quote should read “remove and dispose of existing roofing to the deck” and state how many layers it assumes. An undisclosed second layer typically adds $75 to $125 per square.
Read the underlayment and ice barrier lines
You want synthetic underlayment over the whole deck, not 15-pound felt. Then ice-and-water membrane in every valley, around every penetration, and along the eaves at least 24 inches past the interior wall line anywhere it freezes. A quote that says only “felt,” or never mentions ice barrier, is cutting the layer that actually keeps water out.
Find the flashing, every piece
Flashing is the most common omission because reusing old flashing is easy money. Look for new step flashing at every wall intersection, new pipe boots, new or explicitly inspected chimney counter-flashing, and new drip edge along all eaves and rakes. Valleys should say closed-cut or open metal. “Flash as needed” means ask them to write down exactly what gets replaced.
Check ventilation and the decking clause
Balanced ventilation is roughly 1 square foot of net free area per 150 square feet of attic, split between soffit intake and ridge exhaust; look for a ridge vent line and removal of old box vents. Then find the decking allowance: a per-sheet price for rotten plywood, usually $70 to $120 installed, and how many sheets are included. No clause means a blank check once the shingles are off.
Verify permit, insurance, and warranty
The quote should name who pulls the permit and include the fee. Ask for liability and workers’ compensation certificates sent directly from the insurer. Separate the manufacturer material warranty from the contractor labor warranty; the best manufacturer coverage requires certified installers and a full matching system. Pay no more than a third up front, with the balance on completion and cleanup.
Storm-chasing crews appear after hail and offer to “waive your deductible.” That is insurance fraud in most states, and the crew will be gone before the first leak. A quote far below the others without a written explanation is usually saving money on flashing, underlayment, or nails per shingle.
The shingle is what you see. The quote is what you are actually buying.
What you can do yourself
Ask each roofer what they would credit if you clear the attic, move furniture and vehicles, and pull the satellite dish; some credit $300 to $500 if you rent your own dumpster. Afterward, sweep the yard with a rolling magnet, photograph every flashing detail from a ladder, and file the itemized quote with your house records. It is the document you will need for the warranty, the adjuster, and the next buyer.
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