Roof prices vary a lot from house to house. Here's what moves a quote up or down, the questions that separate solid bids from risky ones, and the warning signs to watch for. We don't list prices, because a fair quote starts with an inspection of your roof.
What affects the cost
- Roof size and the number of old layers to remove
- Pitch and complexity: valleys, dormers, chimneys and skylights
- Material: standard or architectural shingles, metal, slate, or membrane for low-slope roofs
- Rotted decking found during tear-off
- Flashing, ventilation, drip edge and ice and water shield
- Permits, dumpsters and disposal
- Access and protection for landscaping, decks and gutters
- Timing: demand jumps after big hailstorms
Questions to ask
- Are you licensed where required and insured? Can I see your certificates?
- Will you remove every old layer and inspect the deck? What do you charge per sheet of replacement decking?
- Which shingle line, color and wind rating are you installing?
- Who pulls the permit, and when is the final inspection?
- What workmanship warranty do you give, in writing, and does it transfer if I sell?
- Who is my contact during the job, and how will you protect my property and clean up nails?
Red flags
- Door-to-door offers right after a storm, with pressure to sign today
- Offers to waive or cover your insurance deductible
- A large cash deposit up front
- No written contract, or a vague scope of work
- No local address, references or proof of insurance
- Asking you to sign over insurance payments before an inspection
Missouri vs. Illinois
- Missouri has no statewide roofing license. Check your city or county's licensing and permit rules.
- Illinois requires roofers to hold an IDFPR roofing license and to put the license number on bids and contracts.
- In Illinois, home repair contractors must give you the "Home Repair: Know Your Consumer Rights" pamphlet; jobs over $1,000 need a signed acknowledgment.
New work order
Step 1 of 3