Roofing quotes for the same house can differ widely, and part of the difference is scope: how many squares each roofer measured, which materials are included and what happens when damaged decking turns up. You can only compare quotes if you know your own roof first. This checklist is what to prepare before you call, and what to ask for in writing.
1. Know your roof’s size
Work out the roof area yourself before anyone visits. You need the footprint of each section at the outside walls, the overhang and the pitch; the measuring guide shows how to get them from the ground and the attic. Put them into the roof area calculator and print the result.
| Section | Shape | Walls | Overhang | Pitch | Roof area |
|---|---|---|---|---|---|
| Main house | Gable | 48 × 28 ft | 18 in | 6:12 | 1,768 sq ft |
| Garage | Gable | 22 × 22 ft | 12 in | 4:12 | 607 sq ft |
| Total | 2,375 sq ft |
Your figure will not match a roofer’s exactly. They measure on the roof or from aerial imagery and include details a rectangle model leaves out. But it gives you a range. For this house, a quote based on something between 23.7 and 26.1 squares is consistent with your own measurement, depending on the waste allowance. One based on 30 squares deserves a question.
2. Write down what the roof has
Area is not the only thing that sets the price. Note these and mention them on the first call:
- Number of stories and how the roof can be reached from the driveway or yard.
- Pitch of each section. Steepness affects how the work is staged.
- Chimneys, skylights, plumbing vents, roof vents, satellite mounts and solar panels.
- Valleys, dormers and places where a roof meets a wall.
- Gutters, and whether they stay.
- Known problems: leaks and where they show inside, sagging areas, soft spots, missing shingles, ice dams in winter.
Take photos from the ground of every side of the house and of anything on the list. Photos of the attic underside, if you can get there safely, show past leaks and the condition of the deck.
3. Find out how many layers are on the roof
Whether the old roofing must come off is a major cost item, and it is not always a free choice. The model residential code does not permit a new layer over an existing roof that already has two or more applications of any roof covering; the Town of Firestone, Colorado, states the rule for its 2018 code as “all old material must be removed.” Local rules differ, so ask your building department what applies and whether the work needs a permit.
You can often count layers at the rake edge, where the shingle edges are visible from a ladder at the gable, or ask each roofer to state the number of layers they found.
4. Decide what you want quoted
Roofers can only be compared on the same specification. Decide, or ask each one to price the same options:
- Roofing type and product line, for example a named laminated asphalt shingle or a named metal panel with its gauge and finish.
- Tear-off of all existing layers, and disposal.
- Underlayment type, and ice barrier where your climate or code calls for it.
- New drip edge, flashing at walls and chimneys, valley treatment and pipe boots, or reuse of the existing ones.
- Ventilation: ridge vent or roof vents, and intake at the soffits.
- Gutters, if they are being replaced at the same time.
5. Ask for these items in writing
| Item | Why it matters |
|---|---|
| Measured area in squares, and the waste allowance used | Lets you compare with your own figure and with other quotes. |
| Manufacturer and product name for shingles or panels, underlayment, caps and starter | Different product lines differ in price and warranty. |
| Tear-off: number of layers included | An extra layer found later changes the price. |
| Price per sheet or per square foot for replacing damaged decking | Deck damage cannot be seen until the old roof is off. |
| Flashing, drip edge and vents: new or reused | Reused flashing is cheaper now; ask what condition it is in. |
| Permit: who obtains it and whether the fee is included | Requirements differ by jurisdiction. |
| Start date, expected duration and how the house is protected if it rains mid-job | Sets expectations for an open roof. |
| Cleanup, including nails in the yard and driveway | Should be part of the price. |
| Workmanship warranty, in years and in writing | Separate from the manufacturer’s material warranty. |
| Payment schedule | Tied to progress, with the final payment after completion. |
Also ask each roofer for proof of the license your state or city requires and for certificates of liability and workers’ compensation insurance. Requirements differ by state and city; your state or local licensing authority can tell you what applies.
6. Check the material quantities
If a quote lists materials, check them against the materials calculator. For the example house at 10% waste and three bundles per square it gives 79 shingle bundles, 7 rolls of underlayment at 400 sq ft effective coverage, 4 bundles of caps at 25 ft each and 31 ten-foot pieces of drip edge. A quote that is a few bundles away is using a different allowance or product; one that is far off is worth a conversation. The waste factor guide explains why allowances vary.
What this site cannot tell you
We do not publish price figures. Roofing prices depend on region, season, access, product and labor market, and any national number would mislead more than it helps. The calculators give quantities; the price comes from local quotes. Three written quotes on the same specification will tell you more than any average.
Sources
- Town of Firestone, Colorado: Reroof Requirements, 2018 IRC. Roof recover not allowed over two or more applications of roof covering (R908.3.1.1), as the town states the 2018 International Residential Code for permits and inspections.
Building codes are adopted and amended locally, and product specifications change. Check the code edition your jurisdiction enforces and the current data sheet of the product you buy.