The lines an estimate should list
Each line below is either something the code requires or something that changes the price. A quote that leaves one out is not wrong, but ask about it.
- Tear-off: how many layers come off, and disposal. Over two layers, or over slate or tile, a recover is not allowed (IRC R908.3.1.1).
- Deck: how replaced sheathing is priced, per sheet or a number included. In Florida, deck re-nailing on older site-built houses (Fla. Stat. § 553.844(3)).
- Deck-joint tape in Connecticut on plywood or OSB decks ((Amd) R905.1.1).
- Ice barrier where the code requires it: every town in Massachusetts, Connecticut and Rhode Island; Sussex County in New Jersey; Pennsylvania by the municipality's table.
- Underlayment: double on asphalt shingles from 2:12 to 4:12 (IRC R905.2.2); in Florida, the secondary water barrier on older houses.
- Flashing: drip edge, valleys, walls and chimneys, vents; new or reused.
- The covering: product and, for asphalt shingles, the wind class (IRC Table R905.2.4.1).
- Ventilation: ridge and soffit.
- Permit: who pulls it and the fee.
- Cleanup and how the property is protected.
- Warranty: the manufacturer's and the contractor's, separately (roof warranties).
- Schedule and payment: start date, how long, deposit, and when the rest is due.
Comparing two quotes
Put them side by side on those twelve lines. Most gaps between quotes for the same roof come from a tear-off priced in one and not the other, deck sheets included in one and extra in the other, a different product or wind class, or an ice barrier that runs further up the roof. Ask each contractor to price the same scope.
What the contract must say
Pennsylvania (HICPA § 7(a)): a home improvement contract is not valid against the owner unless it is in writing, signed, and contains the contractor's registration number, the start and completion dates, a description of the work and materials, the total price, and a notice of the right to cancel, among other items. You may cancel within three business days of signing, wherever it was signed (§ 7(b)). On a job over $5,000, the deposit can't exceed one-third of the price plus special-order materials (§ 9).
New Jersey: you may cancel for any reason before midnight of the third business day after you receive a copy of the contract (N.J.S.A. 56:8-151(b)). The contractor's registration number belongs on the contract (56:8-144).
Massachusetts (c. 142A § 2): jobs over $1,000 need a written contract with the registration number, the name of the salesperson who obtained it, the dates, a description, a payment schedule and a notice of the right to cancel. The deposit can't exceed the greater of one-third of the price or the cost of special-order materials.
Connecticut: every home improvement contract is treated as a home solicitation sale, wherever it is signed (C.G.S. § 20-429(e)), and a contract missing the required items can't be enforced against the owner (§ 20-429(a)).
Payment over time
If a contractor arranges financing, get the APR and the total cost in writing before you sign anything.
Questions
What should a roofing estimate include?
Tear-off and disposal, how deck sheets are priced, ice barrier and underlayment where the code requires them, flashing, the product and its wind class, ventilation, the permit, cleanup and property protection, both warranties, and the schedule and payment terms. In Connecticut, add deck-joint tape on plywood or OSB decks.
How do I compare two roofing quotes?
Put them side by side line by line. Most gaps come from a tear-off priced in one and not the other, deck sheets included in one and extra in the other, a different product or wind class, or an ice barrier running further up the roof, so ask each contractor to price the same scope.
What must a Pennsylvania home improvement contract include?
Under HICPA § 7(a) it is not valid against the owner unless it is in writing and signed and includes the contractor’s registration number, the start and completion dates, a description of the work and materials, the total price and a notice of the right to cancel, among other items.
How much deposit can a roofer ask for in Massachusetts?
The deposit can’t exceed the greater of one-third of the price or the cost of special-order materials, and jobs over $1,000 need a written contract with the registration number, dates, a description, a payment schedule and a notice of the right to cancel (c. 142A § 2).