How to Read a Roofing Estimate

Roof replacement estimates vary widely, often by 30% or more on the same house, and the cheapest number on the page is rarely the best deal. Learning to read what's actually in the estimate is how homeowners protect themselves.

The Headline Price Is Just the Start

A quote that says "new roof: $14,500" tells you almost nothing. Two roofs at the same price can be built very differently. The details that matter are below the headline.

What Underlayment Are You Getting

Felt paper costs a fraction of synthetic underlayment, but it's inferior in every way that matters. If the estimate says "15# felt" you're getting the bare minimum. A proper estimate specifies a synthetic underlayment by brand and name.

How Much Ice and Water Shield

Code minimum in NJ is typically ice & water shield from the eave edge to 24 inches past the interior warm wall line. That's one strip. A good estimate also includes ice & water in all valleys and around all penetrations. If the estimate doesn't mention it specifically, ask.

Flashing: New or Reused

Reusing old flashing to save money is a classic corner-cut. New step flashing at chimneys and walls, new valley flashing, new pipe boots, and new drip edge should all be line items. Bent or weathered flashing nailed back into new shingles will leak within a year or two.

Decking Allowance

Every estimate should have a line for rotted decking replacement at a set per-sheet cost. Without that line, you're either paying for sheets you don't need or you'll get a surprise invoice mid-job. A typical home has 0 to 4 sheets of rotted decking.

Ventilation and Ridge Vent

If the estimate doesn't include a ridge vent or doesn't address existing ventilation at all, the contractor is either missing the issue or hiding the cost. Balanced ventilation should be specified.

Warranty Language

Ask whether the warranty is manufacturer material only, or a full system warranty. System warranties like GAF Golden Pledge or Owens Corning Platinum include labor and require certified installers, so they actually protect you.

Disposal, Cleanup, Permits

Dumpster, magnetic sweep, and municipal permit should all be listed. Discovering you owe an extra permit fee at signing is not a pleasant surprise.

Red Flags

Watch for estimates without brand names on the materials, vague line items like "all necessary flashing," very large verbal-only discounts, and pressure to sign same-day. A proper estimate reads like a clear shopping list.