Red Flags Hiding in Your Roofing Estimate

A roofing estimate is supposed to tell you exactly what you're buying. The problem is that a vague estimate is a great way for a contractor to come in cheap, win the job, and then either cut corners or hit you with "extras" later. Here's what to watch for.

Vague scope. If the estimate basically says "remove old roof, install new roof" and a price, that's a red flag. A real estimate spells out the materials and the work: the underlayment type, the flashing, the ventilation, what happens if they find rotten decking. Vagueness isn't an oversight — it's room to maneuver at your expense.

No mention of decking replacement. Once the old roof comes off, there's almost always some rotten or damaged wood underneath. A good estimate tells you how decking replacement is priced — usually a per-sheet rate. If it's not addressed at all, you can bet a "surprise" change order is coming once your roof is already torn off and you have no leverage.

Reused flashing or vents. If the estimate doesn't say flashing and vents are being replaced, assume they're being reused. On a tear-off, those should usually be new. (See the flashing article.)

"We'll beat any price." A roofer who leads with price-matching is telling you that price is the product. It isn't. Two roofs at two prices are usually two different roofs.

Missing permit / inspection line. A legitimate Florida re-roof gets permitted and inspected. If permitting isn't mentioned, ask why.

A price that's way below everyone else. When one bid comes in dramatically under the others, it's not because that contractor found magic. It's because they're leaving something out. The job is to figure out what.

The fix for all of these is the same: make the contractor put it in writing. The bid that spells everything out is almost always the more honest one — even when it's not the cheapest.