Roofing Estimates Compared: 11 Items to Review First
Homestead Roofing owner Tracy Bookman breaks down the 11 line items every homeowner should standardize across roofing quotes to get an apples-to-apples comparison, from measurements and shingle type to drip edge, starter shingles, and warranties.
A homeowner called Tracy Bookman with a problem that is familiar to anyone who has ever collected bids for a major home project. She has three estimates from three different roofers, and they all look completely different. Different numbers, different line items, different assumptions. There is no way to tell which is the best value because there is no way to tell what each contractor is actually proposing to do.
Tracy Bookman's solution is counterintuitive but practical: the homeowner has to tell the roofer what to quote, not the other way around. You do not need to understand the technical details of roof installation to do this. You need a checklist of the specific line items that should appear in every quote, so when the estimates come back, you are comparing the same scope of work.
Measurements
Ask every contractor to include the total square footage of field shingles and the linear footage of hip and ridge shingles, drip edge, and metal flashing. When measurements differ between quotes, ask both roofers why. Different roofers use different measuring methods. One might hand-measure the roof, another might use aerial imagery. Most roofers build in a waste factor, typically 10 to 12 percent, which alone can explain a two-square difference on a large roof.
Shingle Type
Tracy Bookman says this is the biggest source of quote variation and the one homeowners most often overlook. There are standard asphalt shingles and there are SBS modified rubberized shingles. There are Class 3 impact-resistant shingles and Class 4. You cannot compare a quote for standard asphalt shingles against a quote for SBS Class 4 impact-resistant shingles. Decide which category of shingle you want before soliciting quotes. Tracy Bookman offers a pro tip: even within the same category, not all shingles are equal. A Malarkey Legacy or CertainTeed Northgate is heavier and thicker than an Owens Corning Duration Flex or Atlas Pinnacle.
Ridge Type
Make sure every roofer quotes ridge shingles from the same manufacturer as the field shingles. Mismatched ridge and field shingles can create warranty gaps and aesthetic inconsistencies visible from the street.
Underlayment
There are three basic types: traditional black tar paper, synthetic underlayment, and ice and water shield. Tracy Bookman recommends synthetic underlayment across the board. Nearly every roofer uses it now and it outperforms tar paper in tear resistance and water protection. Ice and water shield is a heavier self-adhering membrane used at the eaves and in valleys. Know what your local code requires and make sure every quote includes it in the same locations. If you want the extended warranty from the shingle manufacturer, most require their branded underlayment is used.
Drip Edge
Most codes require drip edge at the eaves. Some jurisdictions require it on the gable ends as well. If one roofer quotes drip edge only at the eaves and another quotes it on all roof edges, the second quote will be higher because one is quoting more work. Tracy Bookman recommends installing drip edge on all roof edges regardless of code minimum. The cost difference is small.
Starter Shingles
Some roofers install starter only at the eaves because that is what code requires. Tracy Bookman recommends starter on all roof edges because shingle manufacturers offer a higher wind warranty when starter is on all edges. With eaves-only starter, the warranty might cap at 110 mph. With starter on all edges, it might go to 130 mph.
Pipe Flashing
Confirm that every roofer is replacing all pipe jacks, not reusing the existing ones. Reusing old pipe jacks saves a small amount of money but guarantees the neoprene seal, which degrades with UV exposure, will fail before the new shingles do.
Ventilation
Most roofers will quote a direct replacement of your existing ventilation, same type and number. Complications arise when one roofer recommends upgrades. A roofer who recommends adding exhaust vents without addressing intake can make your ventilation worse. If a roofer recommends more ventilation than the others, ask them to explain why and how they are ensuring the intake-to-exhaust ratio stays balanced.
Wall Flashing
Wall flashing seals the intersection where a vertical wall meets the roof. With siding, old flashing can usually be replaced without major disruption. With stucco, replacing wall flashing means cutting into the stucco and patching it to match, an expensive and disruptive process many roofers will not include unless specifically asked. If one quote includes wall flashing replacement and another does not, ask both roofers why.
Nails
Four nails per shingle is standard and typically carries a 100 to 110 mph wind warranty. Six nails per shingle upgrades the wind warranty to 130 mph. If you live in a high-wind area, specify six nails in every quote.
Warranties
Two separate warranties cover every roof: the shingle manufacturer's material warranty and the roofing contractor's workmanship warranty. An extended manufacturer warranty can add significant cost. A roofer offering a 10-year workmanship warranty has built more cost into the quote than one offering a 2-year warranty. Ask what each warranty covers and for how long.
For help understanding roofing terminology, the best asphalt shingles guide covers product selection in depth. Homeowners in the Colorado Springs area can reach Homestead Roofing at homesteadroofingcolorado.com or 719-433-6991. In all other areas click here for Roofing Repairs and Replacement or Call: (702) 620-6514
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