Why Did One Roofer Quote Me $12,000 and Another Quote Me $18,000?

Why the Cheapest Roofing Estimate Isn't Always the Best Deal for Metro Detroit Homeowners

One of the most common questions we hear from homeowners in Metro Detroit is:

“Why did one roofing contractor quote me one price, while another roofer quoted me thousands of dollars more?”

It can be confusing.

You may have two or three roofing companies inspect the exact same house, and suddenly you have estimates that are thousands of dollars apart.

Naturally, your first reaction may be:

“Why would I pay $18,000 when someone else will do it for $12,000?”

It's a fair question.

But before you choose the cheapest roofing estimate, you need to make sure you are actually comparing the same roofing project.

Because sometimes, the difference in price isn't about one roofer charging too much.

It may be because one contractor is providing considerably more.

A Roofing Estimate Is About More Than Shingles

When homeowners think about replacing their roof, they often think about one thing:

Shingles.

But the shingles are only one component of your roofing system.

A properly installed roof can involve:

• Tear-off and disposal of the existing roofing

• Inspection of the roof decking

• Replacement of damaged decking

• Ice and water protection

• Synthetic underlayment

• Drip edge

• Flashing

• Pipe boots

• Valleys

• Proper ventilation

• Shingles

• Ridge caps

• Starter shingles

• Chimney flashing

• Skylight flashing

• Ventilation components

• Cleanup and disposal

• Permits when required

• Manufacturer warranties

• Workmanship warranties

If one contractor includes these items and another doesn't, you're not comparing apples to apples.

You're comparing two completely different roofing projects.

Why Can Roofing Estimates Be So Different?

There are several reasons.

1. Different Roofing Materials

Not all shingles are created equal.

There are different manufacturers, product lines, warranties, impact ratings, colors, profiles and performance levels.

One contractor may quote an entry-level shingle while another is recommending a higher-quality architectural or premium product.

Ask every contractor:

“Exactly what shingle are you quoting?”

Get the manufacturer and product name in writing.

2. Different Amounts of Tear-Off

How many layers of existing roofing are being removed?

This matters.

A contractor who is providing a complete tear-off and properly preparing the roof may have a different price than someone who is proposing a less extensive scope of work.

Your estimate should clearly explain:

How many existing layers are being removed and what happens to the existing roofing materials?

3. What Happens If the Roof Decking Is Damaged?

This is one of the biggest areas homeowners need to understand.

Once the old shingles are removed, the contractor can see the decking.

Sometimes it is perfectly sound.

Sometimes it isn't.

Water damage, long-term leaks, age and moisture can cause sections of decking to deteriorate.

Ask your contractor:

“What happens if you find damaged decking?”

Is there an allowance?

What is the price per sheet?

Is it included?

Getting this information before work begins can prevent an unpleasant surprise later.

4. Ice & Water Protection Matters in Michigan

Metro Detroit homes have to deal with Michigan winters.

Ice, snow, freezing temperatures and repeated freeze/thaw cycles can put significant stress on roofing systems.

Proper ice and water protection is an important part of a roof installation.

If one estimate includes more protection than another, that can affect the price.

Don't simply ask:

“How much is my roof?”

Ask:

“What exactly are you installing on my roof?”

5. Ventilation Can Affect the Price

Your roof isn't just designed to keep rain out.

Your attic ventilation system is also important.

A roofing contractor should evaluate the existing ventilation and determine whether it is properly balanced between intake and exhaust.

Depending on the home, that could involve components such as:

• Intake ventilation

• Ridge ventilation

• Box vents

• Other exhaust ventilation

• Soffit ventilation

A contractor who is correcting ventilation problems may have a higher estimate than a contractor who is simply installing shingles over the existing system.

6. Flashing Is Extremely Important

Flashing protects some of the most vulnerable areas of your roof.

This can include areas around:

• Chimneys

• Walls

• Skylights

• Valleys

• Plumbing penetrations

• Roof-to-wall intersections

Unfortunately, flashing isn't always something homeowners notice when comparing estimates.

But improper or deteriorated flashing can contribute to leaks.

Ask:

“What are you doing with the existing flashing?”

And:

“Which flashing components are being replaced?”

7. Who Is Actually Installing Your Roof?

This is one of the most important questions you can ask.

“Who will actually be installing my roof?”

Some companies use subcontracted crews.

Others have their own employees and dedicated installation crews.

Neither business model automatically guarantees good or bad workmanship, but homeowners should know who will be responsible for installing one of the most important systems protecting their home.

At Covered Construction Inc, we take pride in using our own in-house crews rather than subcontracting our roofing installations.

We believe that accountability matters.

You should know who is working on your home and who is responsible for the finished product.

8. Workmanship Warranties Are Not All the Same

When comparing roofing estimates, don't just look at the manufacturer warranty.

Ask about the contractor's workmanship warranty.

The manufacturer's warranty generally covers the roofing product under the manufacturer's terms.

A workmanship warranty addresses the contractor's installation.

Those are two different things.

Ask:

“What workmanship warranty are you providing, and what exactly does it cover?”

Get the answer in writing.

9. Is the Contractor Carrying the Proper Insurance and Licensing?

A professional roofing contractor should be able to provide appropriate documentation regarding their business, insurance and licensing requirements.

Don't be afraid to ask.

You're allowing someone to work on your home—often several stories above the ground.

You should feel comfortable knowing you're hiring an established professional.

10. What Happens After the Roof Is Installed?

This is another area where contractors can differ.

Ask:

“Who performs the final inspection?”

And:

“Will someone walk the completed project with me?”

At Covered Construction Inc, we believe the job isn't finished simply because the last shingle has been installed.

Our goal is to perform a quality-control inspection and complete a final walkthrough with the homeowner so you can see the finished project and have an opportunity to ask questions.

That final step provides something every homeowner deserves:

peace of mind.

The Cheapest Roofing Estimate May Not Be the Cheapest Roof

Let's say you receive these three estimates:

Contractor A: $11,500Contractor B: $14,500Contractor C: $17,500

It is tempting to immediately choose Contractor A.

But what if Contractor A's estimate doesn't include the same level of ice and water protection?

What if the ventilation isn't being addressed?

What if damaged decking is an additional charge?

What if the flashing isn't being replaced?

What if there is a shorter workmanship warranty?

What if the contractor is using a different shingle?

What if cleanup isn't included?

What if you're dealing with a subcontracted crew?

Suddenly, that $11,500 estimate may not be equivalent to the $17,500 estimate.

The lowest number isn't necessarily the lowest cost.

Don't Compare Estimates. Compare Scope.

When you receive multiple roofing estimates, take the time to put them side by side.

Ask each contractor the same questions:

Roofing Estimate Comparison Checklist

☐ What manufacturer and shingle product are being installed?

☐ How many layers are being removed?

☐ Is disposal included?

☐ Is ice and water protection included?

☐ Is synthetic underlayment included?

☐ Is drip edge included?

☐ What is being done with the existing flashing?

☐ Are pipe boots included?

☐ Is proper ventilation included?

☐ What happens if damaged decking is discovered?

☐ Is the permit included when required?

☐ Is cleanup included?

☐ Who will actually install the roof?

☐ Are subcontractors being used?

☐ What is the workmanship warranty?

☐ What manufacturer warranty applies?

☐ Who performs the final inspection?

☐ Will there be a final walkthrough with the homeowner?

If you can't get clear answers to these questions, you may not be comparing equivalent estimates.

Sometimes the Higher Price Is Actually the Better Value

Nobody wants to spend more money than necessary.

We understand that.

A good contractor should be able to explain why their price is what it is.

If one company is $5,000 more than another, don't automatically assume the more expensive contractor is overcharging.

Ask:

“What is included in your estimate that isn't included in theirs?”

That question can tell you a lot.

A reputable contractor should be willing to explain the scope of work, materials, installation process, warranties and potential additional costs.

You shouldn't have to guess.

At Covered Construction Inc, We Believe in Complete Estimates

At Covered Construction Inc, we believe homeowners deserve to understand exactly what they're purchasing.

We provide detailed roofing estimates and take the time to explain the project, the materials and the installation process.

We also believe in accountability.

Our roofing installations are performed by our in-house crews—not subcontractors. One of our owners is involved with our projects, and our team performs a final quality-control inspection and walkthrough when the work is complete.

Our goal isn't to be the contractor with the lowest number on the page.

Our goal is to provide you with a quality roofing system, professional installation and peace of mind.

Before You Sign That Cheap Roofing Contract...

Stop and ask one more question:

“Why is this estimate so much lower than the others?”

Maybe the contractor has lower overhead.

Maybe they're offering a great value.

Or maybe there are important components missing from the scope of work.

Find out before you sign.

Your roof is one of the largest investments protecting your home, your belongings and your family.

Don't choose a roofing contractor based solely on the lowest number.

Choose based on value, quality, workmanship, communication, materials, warranty and accountability.

And most importantly:

Make sure you know exactly what you're getting for the price you're paying.

Ready for a Roofing Estimate?

If you're a homeowner in Metro Detroit, Macomb County, Oakland County, Wayne County or the surrounding areas, Covered Construction Inc can provide a professional roof inspection and detailed estimate.

We offer:

✓ Free Roof Inspections✓ Free Estimates✓ In-House Roofing Crews✓ No Subcontractors for Our Installations✓ Quality-Control Inspections✓ Final Customer Walkthroughs✓ Financing Options Available for Qualified Applicants

📞 248-883-7663📧 sales@coveredconstructioncompany.com

Covered Construction IncRoofing • Siding • Gutters • Windows • Exterior Maintenance

Don't just compare the price. Compare what's behind the price.