Roof Estimate Comparison Checklist — Compare Bids Like a Pro

Unlicensed contractors may not meet code, can't pull permits, and leave you with no recourse if the work fails. Look up their license number on your state's contractor licensing board website. In states without licensing requirements, check for BBB registration or trade association membership.

Ask for a Certificate of Insurance and call the insurance company to verify it's active. If a worker is injured on your property and the contractor lacks workers' comp, you can be held liable. General liability minimums should be at least $1 million.

GAF Master Elite, CertainTeed SELECT ShingleMaster, and Owens Corning Preferred contractors must meet installation standards to offer the manufacturer's enhanced warranties. A non-certified installer can void the material warranty, leaving you with only the contractor's workmanship warranty.

Read Google, Yelp, and BBB reviews for patterns — not just star ratings. One bad review in 50 is normal; multiple complaints about the same issue (cleanup, communication, callbacks) is a red flag. Call at least two references and ask specifically about how the contractor handled problems, not just whether they'd recommend them.

There's a big difference between GAF Timberline HDZ (Class 4 impact rated, 130 mph wind warranty) and GAF Royal Sovereign (3-tab, 60 mph wind rating). Both are 'GAF shingles.' If an estimate just says 'architectural shingles,' ask which specific product. Write it into the contract.

Synthetic underlayment costs $0.15–$0.30 per sq ft more than felt but is stronger, lies flatter, and doesn't wrinkle in heat. Ice and water shield at the eaves (minimum 24 inches past the exterior wall line) is code-required in cold climates and strongly recommended everywhere. Some low bids skip ice and water shield entirely.

These components are required for a complete installation. Some contractors include them in 'materials' without specifying; others omit them and charge extra later. Drip edge is code-required in most jurisdictions. Ridge cap should be manufacturer-matched (not cut from field shingles) for warranty compliance.

Reusing old flashing is the #1 shortcut that causes leaks within 3–5 years of a new roof. New step flashing at walls, counter-flashing at chimneys, and pipe boot replacements should be standard. Valley flashing (metal or ice & water shield) should be specified. If the estimate says 'reuse existing flashing,' ask why and get the savings in writing.

A layover (installing new shingles over old) costs $1,000–$2,000 less but hides deck damage, adds weight, reduces shingle lifespan, and voids many manufacturer warranties. Unless you've specifically chosen an overlay, verify the estimate includes full tear-off to bare deck with disposal.

Rotten or damaged decking is only visible after tear-off. Good estimates include a per-sheet price for plywood replacement (typically $75–$150 per 4×8 sheet installed) so you know the cost in advance. Estimates that say 'deck repair billed at time and materials' leave you exposed to surprise charges.

Proper attic ventilation extends shingle life and is required by code and manufacturer warranty. Some estimates include new ridge vent; others reuse existing box vents or ignore ventilation entirely. If the estimate doesn't mention ventilation, ask what the plan is.

Tear-off generates 2–4 tons of debris on a typical home. The estimate should include dumpster rental, material disposal, daily cleanup, and a final magnetic sweep for nails in the yard and driveway. Leaving nails behind is a tire hazard and a sign of careless work.

Standard manufacturer warranties cover defective materials only and exclude labor costs for replacement. Enhanced warranties (like GAF Golden Pledge or CertainTeed 5-Star) cover both materials and labor for 25–50 years but require certified installer status and registration. Ask which warranty the contractor is offering and whether they'll register it.

The contractor's workmanship warranty covers installation defects — leaks from improper flashing, lifted shingles from incorrect nailing, etc. Duration ranges from 1 year to lifetime. A 1–2 year warranty is a red flag. Look for 5–10 year minimum workmanship coverage. Read the exclusions: many exclude 'acts of God,' which can include wind damage above a certain speed.

If you sell your home, a transferable roof warranty adds real value for the buyer. Most manufacturer warranties are transferable once within the first 20 years, but the transfer must be registered (usually for a $50–$100 fee). Contractor workmanship warranties may or may not transfer. Get this in writing.

Reputable contractors with established supplier relationships don't need 50% upfront to buy materials. A 10–30% deposit upon contract signing, with the balance due upon completion and your satisfaction, is standard. Contractors asking for 50%+ upfront may be undercapitalized or planning to use your deposit to finish another job.

Roof replacements require permits in most jurisdictions. The contractor should pull the permit and schedule inspections. If the contractor asks you to pull the permit yourself, they may be unlicensed or avoiding inspection. Permit cost is typically $100–$500 and should be included in the estimate.

A handshake deal on a $10,000+ project is asking for disputes. The written estimate should become the contract, with any changes documented as written change orders signed by both parties. If the price changes after tear-off due to deck damage, the per-sheet price should already be in the contract.