Nothing on this page is hidden. Every item below appears on a properly written roofing bid, and the reason homeowners experience them as surprises is that they appear on some bids and not others. The bid that omits them is not cheaper. It is less complete, and the difference shows up mid-job when the crew is already on the roof and the leverage has moved.
This is a reading exercise, not a pricing one. What the total should be is a different question, covered in our guide to what moves a replacement bid. This is about whether the document in front of you describes the whole job.
The eight lines to look for
| Line item | Why it exists | What its absence means |
|---|---|---|
| Permit | Most jurisdictions require one for a re-roof, and the contractor pulls it. | Either it is buried in the total, or nobody is pulling one. The FTC flags a contractor asking the homeowner to obtain required permits as a warning sign. |
| Tear-off and disposal | Labour to strip, plus dumpster and tipping fees charged by weight. | Ask whether this is an overlay rather than a tear-off. That is a different job with different consequences. |
| Number of existing layers | Two layers is roughly double the removal and disposal of one. | A guess. If the bid assumed one layer and finds two, the change order arrives mid-job. |
| Decking replacement, per sheet | Deck condition genuinely cannot be assessed until the covering is off. | The single most common source of mid-job cost increases. A stated unit price is the fix. |
| Underlayment and ice-and-water barrier | Code-driven and climate-driven. Coverage at eaves and valleys is set locally. | Two bids can differ substantially here and look identical on the shingle line. |
| Flashing: replace or reuse | Reusing old flashing on a new roof saves money now and is where the new roof will leak. | Ask explicitly. This is rarely stated unless required. |
| Ventilation | Intake and exhaust affect the service life of the covering and attic moisture. | Often the difference between a bid that fixes the roof and one that replaces it. |
| Materials by manufacturer and product line | Category names such as architectural shingle describe a class, not a product. | This is where substitution happens invisibly, and it is not detectable from the ground afterwards. |
Rows four and eight account for most of the disputes. One is a genuine unknown that should be priced as a unit rate rather than omitted. The other is a specification that should be named rather than described.
The items that are not on the bid at all
Three costs land on the homeowner and appear on no roofing quote, because they are not the roofer’s to charge.
Association approval. Where a homeowners association governs the property, material and colour changes usually require approval before work starts, and some associations have an application fee and a meeting cycle measured in weeks. Discovering this after the materials are delivered is a genuinely expensive mistake.
Landscaping and gutters. Tear-off is a destructive process directly above whatever is planted below it. Reputable crews protect what they can, but plants get damaged and older gutters are sometimes dented during removal. Agree in advance who is responsible for what.
Interior work. A stained ceiling, wet insulation and drywall are separate trades. The roofing bid stops at the roof, and a homeowner budgeting only the roofing figure after a leak has budgeted part of the job.
Payment structure is part of the bid
How and when money moves belongs on the document alongside what it buys. A deposit for materials is normal. Full payment before work begins is not, and the FTC is explicit that if a contractor wants cash up front, the answer is to walk away.
There is a cleaner mechanism than staged cheques, and the FTC points to it: your bank or credit union can hold the funds under a Certificate of Completion and release each stage once you have signed it off. Same protection, none of the administration.
Where the roof is being paid for through a claim, never sign the insurance cheque over. Where it is being financed, do not take financing arranged by the contractor without shopping it, for the reasons set out in our note on contractor red flags.
Two warranties, and they are not the same document
The manufacturer warranty covers the materials and is written by the manufacturer. The workmanship warranty covers the installation and is written by the contractor, which means it is worth exactly as much as the contractor’s continued existence.
Most roof failures in the early years are installation failures rather than material ones, so the second document is the one that matters most and the one most often described verbally. Get its length and its scope in writing. And note that manufacturer warranties commonly carry conditions about installation method and ventilation, so a shortcut on the bid can void the coverage that was used to justify the material choice.
Questions readers actually ask
Is a low bid a red flag or a good deal?
Neither on its own. Put it beside the others line by line and the answer usually appears: fewer layers assumed, no decking allowance, reused flashing, unnamed materials, or no permit. If it matches on every line and the firm is licensed and insured, it is a fair price.
Who pulls the permit?
The contractor. The FTC names a contractor asking the homeowner to obtain required permits as a scam indicator, because it shifts responsibility for the work onto the homeowner and often indicates the contractor cannot pull one.
What is a fair deposit?
A deposit toward materials is ordinary practice. Payment in full before work starts is not, and a demand for cash up front is a walk-away signal per the FTC. Staged payments against completed work, or a bank-administered Certificate of Completion, keep the money aligned with the progress.
Why does the bid not mention my decking?
Because nobody can see it until the covering comes off. That is a reason for a stated per-sheet price and an agreement on how it will be evidenced, not a reason for silence. Silence here is the most common route to a mid-job change order.
Sources
2
Every figure in this article traces to a government record or to a named independent, non-commercial research body. We do not cite insurance marketplaces or affiliate comparison sites for data.
- Federal Trade Commission How To Avoid Scams After Weather Emergencies and Natural Disasters Published 2026-04-28Supports: If a contractor wants cash up front, walk away; refusal to provide a licence, proof of insurance or a written contract is a red flag; never sign an insurance cheque over to a contractor; arrange a Certificate of Completion with your bank or credit union so the bank pays the contractor for each stage of the job after your approval.
- Federal Trade Commission How To Avoid a Home Improvement Scam Published 2025-12-10Supports: Scammers ask the homeowner to obtain any required building permits; never agree to contractor-arranged financing without shopping around and comparing loan terms.
Figures last verified August 30, 2026.