How to Compare Roofing Quotes
Three roofing quotes for the same Seattle-area house often differ by $5,000 to $15,000, and the difference is rarely about who is cheaper. Usually each roofer is pricing a different roof: different underlayment, different flashing, different ventilation, different assumptions about what is under the old shingles. Comparing quotes means first making them describe the same job.
Step 1: Give every roofer the same brief
Before anyone measures, decide what you want and say the same thing to each:
- The roofing material and product line you are considering, or ask each to recommend one and explain why.
- Whether you want gutters, skylights or chimney flashing included.
- Whether you want attic ventilation evaluated and improved.
- Your timeline and any HOA color requirements.
Ask each roofer to itemize their quote rather than give one number.
Step 2: Line up the scope
Put the quotes side by side in a simple table with these rows:
| Line item | What to look for |
|---|---|
| Tear-off | Number of layers included; disposal included |
| Sheathing repair | Price per sheet; estimated sheets; how you approve extras |
| Skip sheathing | Whether new decking over spaced boards is included on older houses |
| Underlayment | Synthetic or felt; brand; full-roof ice and water shield or only at eaves and valleys |
| Drip edge | Included at eaves and rakes |
| Flashing | New step and counter flashing at walls and chimneys, or reused |
| Valleys | Open metal or closed-cut shingles |
| Ventilation | Ridge vent, soffit vents, removal of old box vents, bathroom fan terminations |
| Shingle product | Manufacturer, line, color, wind rating |
| Pipe boots and vents | New |
| Skylights | Reflashed, replaced or excluded |
| Gutters | Included, replaced or excluded |
| Permit | Who pulls it, if one is needed |
| Cleanup | Magnetic nail sweep, protection of landscaping |
| Warranty | Manufacturer material warranty and roofer workmanship warranty, each with length |
Once the rows are filled in, the totals usually make sense. A low quote missing new flashing, ventilation or a sheathing allowance is not cheaper; it is less roof.
Step 3: Understand the unknowns
Every reroof has one big unknown: the condition of the deck under the old roof. Honest quotes handle it in one of two ways:
- An allowance, such as "includes up to five sheets of replacement sheathing," with a price per additional sheet.
- A unit price only, such as "$85 per sheet as needed," which keeps the base price lower but leaves the final cost open.
Neither is wrong. What matters is that the per-sheet price is reasonable and that you are shown damaged areas before they are covered. On houses built before about 1950, ask specifically about skip sheathing, which can add a few thousand dollars if it was not in the quote.
Step 4: Ask the same questions of each roofer
- Are your installers employees or subcontractors? Who supervises on site?
- Are you certified by the shingle manufacturer, and does that change the warranty I get?
- What ventilation does my attic have now, and what do you recommend?
- How do you handle flashing at the walls and chimney: new or reused?
- What happens if you find rot or skip sheathing?
- How many days will the job take, and how do you protect an open roof if rain comes?
- What does your workmanship warranty cover, and for how long?
- Will you pull a permit, and if not, why not?
Write the answers next to each quote. Vague answers on flashing and ventilation are as telling as the price.
Step 5: Check the company
- Search each company on Washington's L&I "Verify a Contractor" tool: registration, bond, insurance and any claims.
- Look for a local address and a history of work in your area.
- Read reviews for patterns, especially about cleanup, communication and how problems were handled.
- Ask for addresses of two recent roofs nearby that you can look at from the street.
Step 6: Watch the payment terms
A deposit to order materials is normal. A payment schedule that asks for most of the price before work starts is not. Final payment should follow completion and your walk-around with the roofer. On larger jobs, ask for lien releases from the supplier with your payments.
Red flags when comparing roofing quotes
- A single number with no itemization.
- "Overlay" offered on a roof that already has two layers.
- No sheathing allowance or per-sheet price.
- Reused flashing on a full replacement.
- High-pressure pricing that expires the same day.
- Door-to-door crews appearing after a windstorm with no local office.
Choosing
After lining up scope and answers, the choice usually narrows to two roofers. Choose the one whose quote is most complete and whose answers were clearest, then use the comparison table to ask the other to explain any remaining gap. Paying a little more for full flashing replacement, real ventilation and a strong workmanship warranty is almost always cheaper than a second roof job ten years early.