Q&A – Navigating contracts

Diving into the world of roofing contracts and estimates.

As a homeowner, you aren't likely to encounter many roofing contracts, most people only see one or two in their lifetime. So, when Cole, a homeowner from New York, encountered their first contracts, they wanted to make sure they understood what they were looking at. So they asked our experts: 

For homeowners comparing two roof replacement estimates, which line items should always be listed separately before signing? I am especially unsure about tear-off, decking repair allowances, flashing, underlayment, ventilation, permits, cleanup and warranty details. Are there any missing-scope items that usually cause the final price to increase after work starts? I am not looking for a contractor recommendation, just trying to understand what a complete roof replacement quote should include.

One of our roofing experts, John Kenney from Cotney Consulting Group, answered Cole's question, saying:

Cole, this is one of the smartest questions a homeowner can ask before signing a roofing contract. As someone who has spent decades in estimating and operations, I can tell you that the lowest price isn't always the best value — and the highest price isn't always the most complete. The key is understanding exactly what you're buying.

At a minimum, a complete roof replacement proposal should clearly address the following items:

• Tear-off: How many layers are being removed and how disposal is handled.
• Decking repairs: Whether repairs are included, excluded or priced as an allowance per sheet if deteriorated decking is discovered after tear-off.
• Underlayment: The type and manufacturer being installed.
• Ice and water protection: Where it will be used and how much is included.
• Flashing: Step flashing, pipe flashings, wall flashings, drip edge, chimney details and whether existing flashings are being reused or replaced.
• Ventilation: Intake and exhaust components, along with any proposed changes to the system.
• Shingles or roofing materials: Manufacturer, product line, color and classification.
• Permits: Who is responsible for obtaining them and whether the cost is included.
• Cleanup: Daily cleanup procedures, magnetic nail sweep and final debris removal.
• Warranty: Both the contractor's workmanship warranty and the manufacturer's material warranty, including any enhanced warranty registration.

The biggest surprises that increase costs after work begins are usually:

• Rotten or inadequate roof decking
• Multiple layers of existing roofing that weren't anticipated
• Flashing conditions concealed by the old roof
• Ventilation upgrades required to meet code
• Structural deficiencies discovered during tear-off
• Permit or inspection requirements that weren't discussed upfront

That doesn't necessarily mean a contractor is being dishonest. Some conditions simply cannot be confirmed until the roof is opened up. However, experienced contractors should anticipate these possibilities and explain them before the project starts.

My advice when comparing estimates: Don't just compare the bottom-line number. Put the proposals side by side and ask, "What is included, what is excluded and what could trigger additional charges?" If one proposal is significantly lower, find out why. It may be a better deal — or it may be missing critical components that another contractor has already accounted for.

A good roofing proposal shouldn't leave you guessing. It should tell you exactly what you're getting, identify the unknowns that could affect pricing and explain how those situations will be handled. The more transparent the estimate, the fewer surprises you'll have once the old roof comes off. That's what separates a complete proposal from simply a price on paper.

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