Three contractors quote your roof. The numbers come back at $14,200, $19,800, and $26,500 — for the same job. Now what?
Roofing quotes are notoriously hard to compare because every contractor formats them differently. Some itemize everything; others bundle everything into “labor + material.” Some list the manufacturer; others don’t. Here’s the decoder so you can compare apples to apples.
What every quote should include (the 12 line items)
A complete roofing quote should specify:
1. Roof type + manufacturer + product name
Not “asphalt shingle” — specifically “GAF Timberline HDZ in Charcoal” or “Owens Corning Duration Storm in Quarry Gray.” If the contractor only says “30-year shingle,” they’re hiding the brand because they’re using a value-tier product.
2. Square footage
Roofs are measured in “squares” (1 square = 100 sq ft). Your roof should have an exact square count: e.g., “21.5 squares.” If they only give you a price-per-square, demand the total measurement.
3. Tear-off scope
“Tear off existing roof to deck” is correct. “Roof over existing layer” is illegal in most South Florida municipalities and voids the manufacturer warranty. If you see “overlay” or “roof-over” — walk away.
4. Decking allowance
Most quotes include a “decking allowance” — typically 2-5 sheets of plywood or OSB at $80–$150 each. If your roof needs more than the allowance, you’ll be charged extra. Reputable quotes spell out the allowance and the per-sheet overage rate. Cheap quotes hide it and surprise you mid-job.
5. Underlayment
Should specify “self-adhered underlayment per FBC R905.1.2” with the manufacturer (Polyglass IRXE, GAF Deck-Armor, etc.). Old-school felt paper (#15 or #30) is no longer code-compliant in HVHZ zones (Broward + Miami-Dade) for re-roofs. If they list “felt paper” only, they’re not installing to current code.
6. Drip edge + flashing
Drip edge at all eaves and rakes, plus step flashing at all wall intersections, counter-flashing at chimneys, pipe boots at all vent stacks. If “flashing” is a single line with no detail, ask what’s included.
7. Hurricane straps
Required by FBC R908.5 to be inspected during tear-off. The quote should include an inspection allowance and a per-connector reinforcement rate (typically $25–$75 each). If the quote doesn’t mention straps at all, the contractor isn’t following code.
8. Ventilation (intake + exhaust)
“Continuous ridge vent” or “off-ridge vents (4 units)” plus “vented soffit panels: 200 linear feet.” Without specific quantities, the contractor can substitute cheaper undersized vents on install day.
9. Cleanup
“Daily cleanup, magnet sweep, debris removal at completion.” Standard expectation. Cheap quotes sometimes skip this and you find nails in your driveway for months.
10. Permit + inspections
The contractor pulls the permit, pays the fee (in your quote), and schedules the city inspections. Quote should specify “permit included.” If you’re asked to pull the permit yourself, that’s a red flag — they’re saving on liability but creating problems for you.
11. Warranty
Two warranties: workmanship (the install itself) and manufacturer (the materials).
- Workmanship warranty: Should be 10 years minimum from a reputable Florida roofer. Some offer “lifetime” but read the fine print — it usually means “lifetime of the material,” not lifetime of your ownership.
- Manufacturer warranty: GAF Timberline HDZ has a Lifetime Limited Warranty. CertainTeed Landmark has a Lifetime warranty. The quote should specify “with proof of certified installer.”
12. Total + payment terms
Total broken down by category. Standard payment schedule in Florida: 25% on contract signing (deposit), 25% on material delivery, 50% on completion. Avoid quotes that demand 50%+ upfront.
Red flags in roofing quotes
🚩 Total under $9,000 for a 2,000 sq ft home. That’s below material cost — they’re cutting somewhere (3-tab shingles, no tear-off, illegal labor).
🚩 No mention of FBC code requirements. R905.1.2 (underlayment), R908.5 (hurricane straps), R903.4.1 (drip edge). Legitimate Florida contractors reference the code.
🚩 “Lifetime warranty” with no detail. Read what “lifetime” means. Most often it’s the manufacturer’s term, not the contractor’s.
🚩 No license number on the quote. Florida State Certified Roofing Contractors have a license starting with CCC (e.g., CCC-1335805). It should appear on the quote, the contract, the website, and the truck.
🚩 Demand for full payment upfront. Standard is 25% deposit. Anything more (especially 100%) is fraud risk.
🚩 Pressure to sign immediately. “This price is only good today.” Real roofing quotes are good for 30 days.
🚩 Door-knockers after a storm. “Storm chasers” are out-of-state crews who follow hurricane paths. They quote low, install fast, and disappear before warranty calls. Stick with established local contractors with verifiable license history.
How to compare three quotes
Make a side-by-side table:
| Item | Contractor A | Contractor B | Contractor C |
|---|---|---|---|
| Total | $14,200 | $19,800 | $26,500 |
| Tear-off included? | yes | yes | yes |
| Underlayment type | felt paper (#15) | self-adhered (Polyglass) | self-adhered (GAF Deck-Armor) |
| Decking allowance | 2 sheets / $200 each over | 5 sheets / $125 each over | 8 sheets / $100 each over |
| Drip edge | not mentioned | included | included |
| Hurricane straps | not mentioned | inspected | inspected + reinforced |
| Ridge ventilation | included | included | included + soffit intake |
| Permit | ”homeowner pulls” | included | included |
| Workmanship warranty | 5 years | 10 years | 10 years transferable |
| License # on quote | none | CCC-XXXX | CCC-XXXX |
Now the $14,200 quote is obviously broken. It’s missing code requirements, it’s underlayment-cheap, decking allowance will trigger overages, and the contractor isn’t licensed.
The $19,800 vs $26,500 comparison is more nuanced. The higher quote includes soffit intake (proper ventilation balance), better decking allowance ($100 vs $125 overage), and a transferable warranty. Worth $6,700 more? Often yes.
How our quotes are formatted
Every Sanctuary Home Solutions quote is structured exactly like the table above — itemized by line, with code references, manufacturer specs, and a clear “what’s included / what’s extra” breakdown. We do this because we’d rather lose a job to a fair comparison than win one because we hid something.
Want a quote you can actually compare? Schedule a free 48-hour inspection. We’ll deliver a written quote within 24 hours, formatted the way this article describes — so you can put it next to anyone else’s.