The Five Questions That Sort the Bids

Start here, because the other four questions depend on it. A real estimate lists the tear-off, the shingle line and color, the underlayment, where ice-and-water membrane goes, drip edge, starter, ridge cap, ventilation, flashings and cleanup. If all you have is "replace roof" and a dollar figure, you have nothing to compare.

A good answer is a document. A bad answer sounds like "it's all included" with no list. Ask for it in writing, and if a company won't provide it, set that bid aside.

Flashing is the metal at the chimney, along sidewalls, in the valleys and around vents. It's labor-heavy to replace, and that makes it the easiest place to trim a bid without the homeowner noticing. Old step flashing tucked back under new shingles looks fine from the driveway.

Ask for each one by name: step flashing, chimney counterflashing, pipe boots, valley metal, any skylight kit. A good answer tells you what's being replaced and gives a reason for anything that isn't. "We'll reuse what's good" with no specifics is a bad answer. If you have a chimney, our roof leak repair page explains why that's the usual leak point.

Nobody can see the plywood or plank decking until the old shingles come off. Some soft decking is common on older Kansas City houses. Newer ones often need none.

So the estimate should carry a per-sheet price for replacement, and you should know how you'll find out it was needed. We photograph the bad sheets before they're replaced and show you. A good answer is a number and a process. A bad answer is "we'll see when we get up there," which leaves the price open-ended.

Find out whether the company installs with its own people or subcontracts the labor. Then ask for the certificate of insurance and call the agent on it to confirm the general liability and workers' compensation are active.

It's a normal question. Any established roofer gets it every week and has the certificate ready. Hesitation tells you something. We use in-house crews, and our guide on choosing a roofing contractor in Kansas City goes further into registration and local presence.

Separate this from the shingle warranty. The manufacturer covers material defects. The contractor covers installation. Ask how long the workmanship coverage runs, what it excludes, whether it transfers if you sell, and who you'd call in year five.

A good answer comes on paper. A verbal "we stand behind our work" isn't a warranty. Our page on workmanship versus manufacturer warranties explains what each one pays for and what voids them.

"How soon can you start?" Fast is nice. After a storm, the company that can start tomorrow is sometimes the one with no other customers.

"Which brand of shingle?" The major manufacturers all make good products. Installation and ventilation decide more about how long the roof lasts than the logo on the bundle does.

"Can you beat this price?" You can always get a lower number by taking work out of the scope. Ask what's different instead.

Write the five questions down the left side of a sheet of paper and the companies across the top. Fill in what each one told you. Usually one column has blanks in it, and that's your answer. If two bids are close on all five, then price is a fair tiebreaker.

We give every homeowner a free inspection with photos they keep, and a scope that answers these questions before they're asked, whether the job is a full replacement or shingle replacement on one slope.