How to Read a Roofing Estimate (and Spot Hidden Costs)

Understanding Your Roofing Estimate

A roofing estimate should be clear, detailed, and transparent. Unfortunately, many contractors provide vague quotes that hide costs or exclude critical work. This guide helps you understand exactly what you're paying for.

Essential Components of a Complete Estimate

1. Tear-Off and Removal

This should specify:

Number of existing shingle layers being removed
Disposal method and fees
Dumpster or dump truck haul-away costs
Protection for landscaping, AC units, and property

Red flag: "Tear-off included" with no details about disposal costs. Some contractors lowball the estimate then charge extra for haul-away.

2. Roof Deck Inspection and Repairs

A good estimate acknowledges that deck condition can't be fully assessed until tear-off:

"Deck inspection included; repairs billed at $X per sheet of plywood"
Typical pricing: $75-$125 per 4x8 sheet installed
Photos of any visible damage from the exterior

Red flag: "Deck repairs not included" or no mention of deck condition at all. Most roofs need at least some plywood replacement.

3. Underlayment

This should specify:

Type: Synthetic underlayment (good) vs. felt paper (outdated)
Brand and model: e.g., "GAF Deck Armor" or "Owens Corning RhinoRoof"
Coverage: "Fully covers roof deck" (not just code minimum)

Red flag: Just says "underlayment" with no type specified. Cheap felt costs $50-75 per square; quality synthetic costs $200-$300 per square. That's a $2,000+ difference on a typical roof that massively affects performance.

4. Ice and Water Shield

This waterproof membrane protects critical areas:

Required in all valleys
Around chimneys, skylights, and penetrations
Along eaves (first 3-6 feet in Texas)

Red flag: No mention of ice and water shield. This isn't optional — it's required by building codes and manufacturer warranties.

5. Starter Strip

The first course of shingles needs a dedicated starter strip for proper wind resistance and to prevent blow-offs at the eaves and rakes.

Red flag: No starter strip listed. Some contractors save money by cutting shingles to make starters, which violates manufacturer specs and voids warranties.

6. Shingles — Full Specifications

Should include:

Brand and specific model: "Owens Corning Duration Flex" not just "architectural shingles"
Color: Exact color name and number
Warranty: 30-year? 50-year? Limited lifetime?
Impact rating: Class 4? Standard?
Wind rating: 110 mph? 130 mph?

Red flag: Vague language like "premium architectural shingles." There's huge price and quality variation among "architectural" shingles.

7. Ventilation

Proper ventilation is required for warranty coverage and energy efficiency:

Intake: Soffit vents, drip edge vents
Exhaust: Ridge vent, box vents, power vents
Net free area: Should meet 1:150 or 1:300 ratio per building codes

Red flag: "Existing ventilation adequate" without any measurements or calculations. Many older homes have insufficient ventilation.

8. Flashing

Metal flashing protects roof-to-wall intersections, valleys, and penetrations:

Chimney flashing (step and counter flashing)
Wall flashing at dormer and second-story walls
Pipe boot replacements
Valley metal (if applicable)
Drip edge at eaves and rakes

Red flag: "Reuse existing flashing where possible." Flashing is inexpensive and critical. Mixing 20-year-old flashing with a new roof means you'll have leak problems years before the shingles fail.

9. Ridge Cap Shingles

Should specify:

Dedicated ridge cap shingles (not cut-up 3-tabs)
High-profile architectural cap for dimensional look
Applied per manufacturer specs

10. Cleanup

Should include:

Daily cleanup during installation
Magnetic nail sweep of entire property
Complete debris removal
Gutter cleaning

Warranty Details Matter

Manufacturer's Warranty

Understand what's actually covered:

Defects only: Manufacturing defects, not hail/wind damage or installation errors
Pro-rated: Most are pro-rated after 10-15 years
Non-transferable: Many warranties don't transfer to new owners without fees
Algae resistance: Usually 10 years for discoloration

Workmanship Warranty

This covers installation errors:

Duration: 2 years minimum (Texas), 5-10 years from good contractors
What's covered: Leaks, blow-offs due to improper installation
Who stands behind it: The installing company, so choose an established local business

Enhanced/System Warranties

Some manufacturers offer upgraded warranties when you use all their products:

Covers more than just shingle defects
May include labor costs
Longer coverage periods
Requires certified installation and registration

Common Exclusions and Hidden Costs

Items Often Excluded

Permits: $150-$400 depending on municipality
Deck repairs: As mentioned, priced separately
Skylight replacement or repair: Often extra if leaking or damaged
Gutter replacement: Separate quote if needed
Wood trim or fascia repairs: Carpenter work billed separately
Attic ventilation improvements: Beyond basic exhaust vents

These exclusions are fine as long as they're clearly stated upfront.

Red Flags for Hidden Costs

"Price may change after tear-off" with no parameters
Extremely low price compared to other estimates
"We'll see what we find once we start"
No itemized breakdown, just a single lump sum
Significant items marked "if needed" without pricing

Payment Terms to Understand

Reasonable Payment Structures

Deposit: 10-25% to order materials
Progress payment: 50% upon completion, before final inspection
Final payment: 25-40% after final inspection and cleanup

Red Flags

50%+ deposit before work starts
100% payment before completion
Cash-only payments
"Pay us directly, we'll handle your insurance"

Comparing Multiple Estimates

When you have 2-3 estimates, compare:

Specific materials and brands — Are they comparing apples to apples?
Scope of work — Does one include more than others?
Warranty terms — Both manufacturer and workmanship
Company credentials — Insurance, licenses, local presence
References and reviews — Track record of quality work

The lowest price often means corners cut. The highest price doesn't guarantee best quality. Look for the best value: quality materials, thorough scope, reputable company.

Questions to Ask Before Signing

"What's not included in this estimate?"
"How are deck repairs priced and handled?"
"What brands of underlayment and ice-and-water shield do you use?"
"Is your company properly insured? Can I see proof?"
"What's your workmanship warranty and how do I file a claim if needed?"
"Will you handle all permits and inspections?"
"What's your cleanup process?"
"How long will installation take?"

Get a Transparent Estimate from RoofDog

RoofDog provides detailed, itemized estimates with no hidden costs. We specify exact materials, explain our process, and clearly note any exclusions. You'll know exactly what you're paying for before we start.

Call (214) 490-7073 for your free inspection and transparent estimate. We'll walk you through every line item and answer all your questions.