Required line items
A complete roof replacement quote should explicitly address each of the following. Items that are genuinely excluded should be stated as exclusions — not left unmentioned.
Tear-off & disposal
Removal of existing roofing layers and haul-away of debris
Decking inspection
Assessment and replacement of any rotted or damaged sheathing
Underlayment
Type specified (felt 15#/30#, or synthetic)
Roofing material
Brand, product line, and color specified (e.g., GAF Timberline HDZ)
Flashing
Replacement at all transitions — chimney, skylights, vents, valleys
Ridge vent
Replacement or installation of ventilation
Gutters
Whether included or separate
Cleanup & disposal
Magnetic nail sweep, haul-away, and site cleanup
Permits
Permit fees and inspection scheduling
Common red flags in roof replacement quotes
These are the most frequently omitted or vague items. Any of them in your quote should prompt a follow-up before you sign.
Price per square not specified
Roofing is priced per 'square' (100 sq ft). If the quote doesn't break down price per square, you can't verify the math or compare contractors accurately.
Tear-off and disposal not listed
Removing old shingles and disposing of them is a significant cost. If it's not itemized, ask whether it's truly included or being hidden.
Underlayment not specified
Underlayment type (felt vs. synthetic) affects both durability and cost. A quote that doesn't specify is a quote you can't evaluate.
No flashing replacement
Flashing around chimneys, vents, and skylights is a top cause of future leaks. If it's not explicitly replaced in the quote, ask why.
Vague warranty language
'Lifetime warranty' needs specifics. Is it a manufacturer warranty on materials, a contractor warranty on labor, or both? Get the warranty terms in writing.
No permit line item
Most jurisdictions require permits for full roof replacements. Missing permits can affect your homeowner's insurance and resale.
Three things to confirm before signing any contract
These apply regardless of project type and are the final checks before you commit.
Payment schedule tied to milestones
Never pay more than 30–40% upfront. Each subsequent payment should be tied to a defined milestone — completion of demo, rough-in, finish work, final walkthrough.
All permits identified and assigned
The quote should clearly state which permits are required and who is responsible for pulling them. Unpermitted work can affect your insurance and resale.
Warranty terms in writing
Get both manufacturer warranty details (on materials) and a contractor labor warranty (on the work itself). Verbal warranties are unenforceable.