What a Complete Roofing Quote Should Include
A one-line "Reroof: $12,000" quote is unacceptable. Every quote should itemize these categories so you can compare bids apples-to-apples.
Materials
Labor
Other Costs
Documentation
Check off each item present in your quote to see its completeness score.
Typical Cost Ranges per Square
Use these benchmarks to evaluate whether each line item in your quote falls within the normal range. All prices are for architectural asphalt shingles (the most common type) as of 2026.
| Line Item | Unit | Low | High | Notes |
|---|---|---|---|---|
| Architectural shingles | per sq | $90 | $130 | Material only. Premium lines (Duration, HDZ) at high end. |
| Underlayment | per sq | $15 | $25 | Synthetic underlayment. Felt is cheaper but inferior. |
| Installation labor | per sq | $150 | $300 | Varies by region, pitch, and complexity. |
| Tear-off | per sq | $100 | $175 | Per layer. 2 layers = nearly double. |
| Dump / disposal | flat fee | $300 | $600 | One 20-yard dumpster. May need 2 for large roofs. |
| Building permit | flat fee | $100 | $500 | Varies by municipality. Contractor should pull this. |
Quick math: For a 20-square roof with architectural shingles, a complete tear-off and replacement typically costs $8,000-$15,000 total. Anything significantly outside that range deserves a second look.
Quote Comparison Tool
Enter line items from 2-3 quotes to see a side-by-side comparison. The tool highlights differences and flags outlier pricing.
| Line Item | Quote A ($) | Quote B ($) | Quote C ($) |
|---|---|---|---|
| Shingles | |||
| Underlayment | |||
| Labor | |||
| Tear-off | |||
| Dump fees | |||
| Permits | |||
| Other |
Comparison Results
Getting Your Quotes the Right Way
Get 3-5 Quotes
Fewer than 3 gives you no reference points. More than 5 is diminishing returns. Three is the minimum for a meaningful comparison.
Include at Least 1 Certified Installer
Get at least one quote from a manufacturer-certified installer (GAF Master Elite, OC Platinum Preferred, CertainTeed SELECT ShingleMaster). This gives you a benchmark for proper scope and unlocks enhanced warranty tiers. See our warranty guide for why this matters.
Mix Large and Small Companies
Large companies have more overhead but deeper resources. Small companies may offer lower prices and more personal attention. Getting quotes from both gives you a real market picture.
All Within a 2-Week Window
Material prices fluctuate. Getting all quotes within a 2-week period ensures you are comparing the same market conditions. A quote from 3 months ago may no longer reflect current pricing.
Questions to Ask Every Contractor
Ask these questions before and during the quoting process. A good contractor will answer all of them without hesitation.
License Number
Verify on your state's licensing board website. An unlicensed contractor cannot pull permits.
Certificate of Insurance
$1M+ general liability AND workers' comp. Call the insurer to verify it is active.
Manufacturer Certifications
GAF Master Elite, OC Preferred/Platinum, CertainTeed ShingleMaster. Unlocks better warranties.
Years in Business
5+ years preferred. Verify with your state's business registry, not just their claim.
References
Ask for 5-10 recent local references. Call at least 3. Ask about communication and cleanup.
Employees or Subcontractors?
Know who is on your roof. Subs should carry their own insurance. Crews should be consistent.
Timeline
When can they start? How many days? What is the weather contingency plan?
Payment Schedule
$0 to 33% max deposit. Balance at milestones. Final payment after walkthrough only.
Workmanship Warranty
How many years? Is it in writing? What does it cover specifically? See our warranty guide.
Who Pulls the Permit?
The contractor should pull the permit. If they ask you to pull it, that is a red flag for license issues.
Red Flags in Roofing Quotes
Any of these should raise serious concerns. Two or more is a walk-away situation.
No itemization
A lump-sum quote hides what is included and what is missing. You cannot compare it to other bids.
Verbal-only quote
No written quote = no protection. If they will not put it in writing, they will not stand behind it.
20-25%+ below other quotes
Significantly cheaper usually means missing scope, inferior materials, uninsured labor, or underbidding with change orders planned.
Demands >33% deposit
Excessive deposits fund other projects or indicate cash flow problems. Some states cap deposits by law.
No license or insurance proof
If they cannot provide these documents immediately, they do not have them. Full stop.
"Today only" pricing pressure
High-pressure sales tactics are a hallmark of storm chasers and scam operations. A legitimate contractor's price is good for at least 30 days.
Cash-only payment
Cash payments leave no paper trail and suggest tax evasion or intent to avoid accountability.
Will not pull permits
Unpermitted work can void your insurance, create problems when selling, and indicate license issues.
Offers to waive your deductible
This is insurance fraud and is illegal in most states. It also means the contractor will inflate the claim or cut corners to absorb the deductible.
Red Flag Detector
Answer these yes/no questions about a contractor to generate a risk assessment.
Payment Schedule Norms
The payment schedule protects both you and the contractor. Here is what is standard in the industry.
Important: Never make the final payment until you have walked around the property, verified cleanup, checked for remaining nails, and confirmed the work matches the contract scope. Some states legally cap contractor deposits -- check your state's contractor regulations.
What the Contract Must Include
Do not sign a contract missing any of these elements. A good contractor will include all of them as standard practice.
Names and addresses
Full legal names and addresses of both parties. Not just a business name.
License and insurance numbers
Contractor's license number and insurance policy numbers in the contract.
Detailed scope of work
Specific materials (brand, product, color), quantities, and all work to be performed.
Timeline
Start date, estimated completion date, and weather contingency provisions.
Price and payment schedule
Total price, itemized breakdown, and specific payment milestones.
Change order process
How additional work is priced, approved, and documented. Include per-sheet decking repair rates.
Permit responsibility
Who pulls the permit and who pays for it. Should be the contractor for both.
Cleanup standards
Daily cleanup requirements, magnetic nail sweep, debris disposal method.
Warranty terms
Both manufacturer warranty tier and contractor workmanship warranty duration and coverage.
Cancellation clause
Your right to cancel within the state-mandated cooling-off period (usually 3 days).
Lien waiver provision
Contractor provides lien waivers from suppliers and subcontractors with final payment. This protects you from liens if the contractor does not pay their suppliers.
Verifying Contractor Reviews
Online reviews are essential but can be manipulated. Here is where to look and what to watch for.
Where to Check
Fake Review Warning Signs
Clustered 5-star reviews: Multiple 5-star reviews posted within days of each other, especially with similar writing styles.
Generic text: Reviews that say "great service, highly recommend" without specific details about the roofing project.
Single-review profiles: Reviewers whose account has only ever posted one review (the one for this contractor).
No negative reviews at all: Even excellent contractors have the occasional 3-4 star review. A perfect score with 100+ reviews is suspicious.
Generate a Cost Benchmark
Before you start collecting quotes, generate a benchmark estimate so you know what to expect.
Frequently Asked Questions
How many roofing quotes should I get?
Get 3-5 written quotes. Fewer than 3 does not give you enough data points to identify outliers. More than 5 creates diminishing returns and delays your project. Include at least one manufacturer-certified installer and mix large companies with smaller local operators. Get all quotes within a 2-week window so pricing reflects the same market conditions.
Should I always choose the lowest roofing quote?
No. A quote that is 20-25% below the average of your other bids is a red flag, not a bargain. Low bids often omit essential items (ice and water shield, drip edge, proper ventilation), use inferior materials, skip permits, employ uninsured labor, or reflect a contractor who underbids to win work and then adds change orders. Compare quotes line by line on scope, materials, and warranties before comparing price.
What should a roofing quote include?
A complete roofing quote should itemize: shingles (brand, product line, color), underlayment (type and coverage), ice and water shield (locations and linear feet), drip edge, flashing (step, counter, valley), ridge cap shingles, starter strip, ventilation (ridge vent, soffit vents), nails. For labor: tear-off, installation, flashing labor. Other costs: dump/disposal fees, building permits, cleanup, and a per-sheet price for decking repair. Vague one-line quotes are a red flag.
How much deposit should I pay a roofing contractor?
Pay no more than 33% upfront, and many reputable contractors require zero deposit. Some states legally cap contractor deposits. Never pay the full amount before work is completed. A typical payment schedule is 0-33% at signing, a progress payment at the midpoint, and the final payment after a satisfactory walkthrough.
What are red flags in a roofing quote?
Major red flags include: no itemization (lump-sum pricing only), verbal-only quotes, pricing more than 20-25% below competitors, demanding more than 33% deposit, no license or insurance documentation, high-pressure tactics like "sign today" discounts, cash-only payment requirements, unwillingness to pull building permits, and offering to waive your insurance deductible (which is insurance fraud and illegal in most states).
What questions should I ask a roofing contractor before hiring?
Essential questions: 1) What is your license number? 2) Can you provide a Certificate of Insurance showing $1M+ liability and workers compensation? 3) Do you hold any manufacturer certifications? 4) How many years have you been in business? 5) Can you provide 5-10 recent local references? 6) Will you use employees or subcontractors? 7) What is your timeline and payment schedule? 8) What warranty do you offer on workmanship? 9) Who pulls the building permit?
What should a roofing contract include?
A proper roofing contract should include: full names and addresses of both parties, contractor license and insurance numbers, detailed scope of work with specific materials (brand, product, color), project timeline with start and completion dates, total price with itemized payment schedule, change order process and pricing, permit responsibility, cleanup standards, both manufacturer and workmanship warranty terms, cancellation clause, and a lien waiver provision.
How do I verify a roofing contractor's reviews are legitimate?
Check multiple platforms: Google Reviews, BBB, Yelp, Angi, and manufacturer directories. Warning signs of fake reviews include: clusters of 5-star reviews posted within days of each other, generic text that could apply to any service, reviewer profiles with only one review, and an absence of any negative reviews. Also verify on your state's contractor licensing board for complaints.