How to Compare Roofing Bids
How to compare roofing bids in California: what every roofing estimate should include, a side by side checklist, and why the lowest price isn't always cheapest.
You did the right thing and got three bids. Now they are spread across the kitchen table: one is $14,200, one is $19,800, and one is a single page that just says "new roof, $11,500." Which one is the good deal?
Here is how to compare roofing bids so you are weighing the same roof, not three different ones. You'll learn what a complete roofing estimate includes, how to line them up, and how to check the company behind each number before you sign.
Why get three bids for a new roof?
CSLB advises homeowners to get at least three bids from licensed contractors, each with a California contractor license number you can check. Three bids show you the normal price range, make a lowball or a padded bid easy to spot, and give you a feel for which roofer explains things clearly.
Source: CSLB, Finding the Right Contractor
For a sense of typical prices, see how much a new roof costs in California.
What should a roofing estimate include?
A complete roofing quote spells out the work. If you're asking what should a roofing estimate include, start with this list. If a line is missing, ask for it in writing.
- The roofer's name, address and California contractor license number.
- Materials by name: brand, product line and color of the shingle or tile.
- Underlayment: the type, and how many layers.
- Tear-off: how many layers come off, and disposal.
- Decking: the price per sheet if rot is found.
- Flashing, vents and drip edge: new or reused.
- The building permit and who pulls it.
- Warranty: the workmanship term in years, and whether the manufacturer's warranty will be registered.
- Price, deposit and schedule of payments.
- Start and finish dates.
Source: Business and Professions Code §7159; CSLB Sample Home Improvement Contract
How to compare roofing bids side by side
Put the bids in one table, one row per item. Here is an example for a made up 2,000 square foot asphalt shingle reroof. The numbers are illustrative, not real quotes.
| Example item | Bid A | Bid B | Bid C |
|---|---|---|---|
| Total price | $14,200 | $19,800 | $11,500 |
| Shingle | Named brand and line | Named brand, premium line | "Architectural shingle" |
| Underlayment | Synthetic, 1 layer | Synthetic plus ice and water at valleys | Not stated |
| Layers torn off | All (2) | All (2) | Not stated |
| Decking if rot is found | $85 per sheet | Up to 5 sheets included | "As needed" |
| Flashing and drip edge | New | New | Reuse existing |
| Permit | Included | Included | Not mentioned |
| Workmanship warranty | 5 years | 10 years | 1 year |
| Deposit | $1,000 | $1,000 | $5,000 |
Read this way, Bid C is not the cheap one. It leaves out the permit, may skip tear-off, reuses flashing, prices rot "as needed," and asks for a $5,000 deposit, which is over California's legal limit. Bid A and Bid B are both real offers; B costs more because it covers more. The question becomes which extras you want, not which number is smallest.
Five questions that explain most price gaps
- Did every bidder measure the same number of squares?
- Is every bid tearing off the same number of layers?
- Is the same grade of shingle and underlayment named?
- Who pays for decking, and at what rate?
- Is the permit, disposal and cleanup in the price?
If you can't answer one from the paper, ask the roofing contractor to put the answer in writing. That answer is part of the roofing quote.
Is the cheapest roofing bid a red flag?
Not always, but a cheapest roofing bid that is far below the others needs a reason. Ask what is different. Common answers:
- No permit, so no inspection.
- No workers' comp, which puts injury risk on you. See does your roofer need workers' comp.
- A lower grade shingle or thinner underlayment.
- A contractor who plans to make it up with change orders.
Watch the deposit too. In California it can't be more than $1,000 or 10 percent, whichever is less. A bid that asks for more is a warning on its own. See how much a roofer can ask for a deposit.
Source: Business and Professions Code §7159.5
"Your price is lower than the others. What are you not including that they are?"
Compare the roofer, not just the roofing quote
The same roof installed by two companies is not the same roof. Before you sign, check each bidder:
- An active CSLB license in the bid's name, for roofing. Here is how to check.
- A real qualifier behind it. See what is an RMO.
- Licensed and insured: workers' comp on the record, and a liability certificate you've confirmed.
- Any certification they claim, checked in the manufacturer's directory.
Our list of questions to ask a roofer before hiring helps here. If you have three companies to check, a ConFacts report reads each one's license, qualifier, workers' comp, bond and certifications, with sources, so you can compare roofers as well as prices.
Check the roofer behind each bid
A bid is only as good as the company that wrote it. Before you sign, run each bidder through the same quick checks:
- License. Look up the license number on CSLB. It should be active and carry the C-39 roofing classification, or a B general license if the roof is part of a larger job.
- Name match. The business name on the bid should match the name on the CSLB record.
- Workers' comp. CSLB shows whether a policy is on file or the company claims it has no employees.
- Bond. California contractors carry a $25,000 bond, listed on the CSLB record.
- Complaints and discipline. CSLB lists public complaints and legal actions.
If one bidder fails these checks, it doesn't matter how good the price is. A ConFacts report pulls the license, qualifier, workers' comp, bond, certifications and reviews for a roofer into one page, so you can compare the companies as easily as the numbers.
Source: CSLB License Check
What to do after you pick a bid
- Ask the winning roofer to fix anything vague in the roofing estimate before it becomes the contract.
- Make sure the payment schedule matches finished work.
- Get a start date and a rough finish date in writing.
- Thank the other bidders. You may need them for a second opinion later.
If a bidder pushes back on putting details in writing, that tells you how warranty claims will go later. Then keep the contract, the permit and every receipt together until the warranty runs out.
Frequently asked questions
Should I tell roofers I'm getting three bids?
Yes. A professional roofing contractor expects it, and it often gets you a more detailed estimate.
How far apart should three roofing bids be?
There's no fixed rule. When one is far from the other two, find out why before you choose.
Can I ask a roofer to match another bid?
Yes. Make sure the lower bid covers the same work first, or you are asking for a smaller job.
Should the bid name the shingle brand?
Yes. "Architectural shingle" alone lets the roofer choose the cheapest one.
Is a verbal estimate enough?
No. For any home improvement job over $500, California requires a written contract.
What if a bid has no license number?
Ask for it. California requires it on the contract. If they won't give it, don't hire them.