Back to Blog Education What to Look for in a Roofing Estimate (Red Flags & Green Flags)
Mark WhiteSeptember 5, 20256 min read You got three roofing estimates. One is a single paragraph on a half-sheet of paper. Another is four pages of detailed line items. The third is somewhere in between. How do you compare them? What should actually be on a professional roofing estimate?
After writing thousands of them over 25 years, here's what I think every homeowner should look for, and what should make you run.
Green Flags: What a Good Estimate Includes
A professional estimate should clearly specify:
- Complete scope of work, tear-off, disposal, decking inspection, underlayment, shingles, ridge cap, flashing, vents, pipe boots, drip edge, cleanup
- Material specifications, exact manufacturer, product name, and color. Not just 'architectural shingles' but 'Owens Corning Duration STORM in Brownwood'
- Material quantities, number of squares, bundles, linear feet of accessories
- Warranty details, both manufacturer warranty AND workmanship warranty with specific terms
- Permit inclusion, statement that the contractor handles permitting
- Payment terms, when payment is due, accepted methods, financing options if available
- Timeline, estimated start date and completion date
- Company details, license number, insurance policy numbers, physical address, phone
Red Flags: What Should Worry You
These are the warning signs I'd look for if I were the homeowner:
- Vague material descriptions. 'shingles' without specifying brand, product, or color means they'll use whatever's cheapest that day
- No mention of underlayment, if the estimate doesn't mention synthetic underlayment or ice-and-water shield, ask. This is not optional
- Oral-only estimates, if they won't put it in writing, walk away
- Massive deposits, asking for 50%+ upfront is a major red flag. Reputable companies might ask for a small deposit (10-15%) or nothing until materials arrive
- No warranty specifics. 'warranty included' means nothing. What's the term? What does it cover? What voids it?
- Price that's dramatically lower than all others, if one quote is 40% below the rest, they're cutting something. You just don't know what yet
- Pressure to sign immediately. 'this price is only good today' is a manipulation tactic, not a business practice
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The most common mistake homeowners make is comparing total price without comparing scope. A $10,000 estimate with synthetic underlayment, ice-and-water shield in valleys, and a 10-year workmanship warranty is a better deal than an $8,000 estimate with felt paper underlayment, no ice-and-water shield, and a 1-year workmanship warranty. You're comparing different products.
Make a simple spreadsheet: list the key components down the left side and each contractor across the top. Fill in what each includes. The right choice usually becomes obvious.
Legacy Home Improvements provides detailed, itemized estimates for every project. We'll even help you understand competitors' estimates so you can make an informed comparison. Call (210) 272-7272.
Got a roofing question? Something keeping you up at night? (Besides that mysterious dripping sound?) Email me personally at mwhite@legacytx.com. I read and answer every single one.
MW Mark White
Owner, Legacy Home Improvements · San Antonio since 1999
Mark has been in the roofing business for over 25 years. He personally inspects homes, works with insurance adjusters, and answers every email at mwhite@legacytx.com.
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