How to read a roofing quote: every line item explained

<div class="max-w-3xl mx-auto px-6 prose prose-lg prose-slate prose-headings:font-serif prose-headings:text-secondary prose-h2:text-3xl prose-h3:text-2xl prose-strong:text-secondary prose-a:text-primary prose-a:no-underline hover:prose-a:underline"><p>Three contractors quote your roof. The numbers come back at $14,200, $19,800, and $26,500 — for the same job. Now what?</p><p>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.</p><h2 id="what-every-quote-should-include-the-12-line-items">What every quote should include (the 12 line items)</h2><p>A complete roofing quote should specify:</p><h3 id="1-roof-type--manufacturer--product-name">1. Roof type + manufacturer + product name</h3><p>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.</p><h3 id="2-square-footage">2. Square footage</h3><p>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.</p><h3 id="3-tear-off-scope">3. Tear-off scope</h3><p>“Tear off existing roof to deck” is correct. “Roof over existing layer” is illegal in most South Florida municipalities and <strong>voids the manufacturer warranty</strong>. If you see “overlay” or “roof-over” — walk away.</p><h3 id="4-decking-allowance">4. Decking allowance</h3><p>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.</p><h3 id="5-underlayment">5. Underlayment</h3><p>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.</p><h3 id="6-drip-edge--flashing">6. Drip edge + flashing</h3><p>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.</p><h3 id="7-hurricane-straps">7. Hurricane straps</h3><p>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.</p><h3 id="8-ventilation-intake--exhaust">8. Ventilation (intake + exhaust)</h3><p>“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.</p><h3 id="9-cleanup">9. Cleanup</h3><p>“Daily cleanup, magnet sweep, debris removal at completion.” Standard expectation. Cheap quotes sometimes skip this and you find nails in your driveway for months.</p><h3 id="10-permit--inspections">10. Permit + inspections</h3><p>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.</p><h3 id="11-warranty">11. Warranty</h3><p>Two warranties: workmanship (the install itself) and manufacturer (the materials).</p><ul><li><strong>Workmanship warranty:</strong> 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.</li><li><strong>Manufacturer warranty:</strong> GAF Timberline HDZ has a Lifetime Limited Warranty. CertainTeed Landmark has a Lifetime warranty. The quote should specify “with proof of certified installer.”</li></ul><h3 id="12-total--payment-terms">12. Total + payment terms</h3><p>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.</p><h2 id="red-flags-in-roofing-quotes">Red flags in roofing quotes</h2><p>🚩 <strong>Total under $9,000 for a 2,000 sq ft home.</strong> That’s below material cost — they’re cutting somewhere (3-tab shingles, no tear-off, illegal labor).</p><p>🚩 <strong>No mention of FBC code requirements.</strong> R905.1.2 (underlayment), R908.5 (hurricane straps), R903.4.1 (drip edge). Legitimate Florida contractors reference the code.</p><p>🚩 <strong>“Lifetime warranty” with no detail.</strong> Read what “lifetime” means. Most often it’s the manufacturer’s term, not the contractor’s.</p><p>🚩 <strong>No license number on the quote.</strong> 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.</p><p>🚩 <strong>Demand for full payment upfront.</strong> Standard is 25% deposit. Anything more (especially 100%) is fraud risk.</p><p>🚩 <strong>Pressure to sign immediately.</strong> “This price is only good today.” Real roofing quotes are good for 30 days.</p><p>🚩 <strong>Door-knockers after a storm.</strong> “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.</p><h2 id="how-to-compare-three-quotes">How to compare three quotes</h2><p>Make a side-by-side table:</p><div style="overflow:auto"><table><thead><tr><th>Item</th><th>Contractor A</th><th>Contractor B</th><th>Contractor C</th></tr></thead><tbody><tr><td>Total</td><td>$14,200</td><td>$19,800</td><td>$26,500</td></tr><tr><td>Tear-off included?</td><td>yes</td><td>yes</td><td>yes</td></tr><tr><td>Underlayment type</td><td>felt paper (#15)</td><td>self-adhered (Polyglass)</td><td>self-adhered (GAF Deck-Armor)</td></tr><tr><td>Decking allowance</td><td>2 sheets / $200 each over</td><td>5 sheets / $125 each over</td><td>8 sheets / $100 each over</td></tr><tr><td>Drip edge</td><td>not mentioned</td><td>included</td><td>included</td></tr><tr><td>Hurricane straps</td><td>not mentioned</td><td>inspected</td><td>inspected + reinforced</td></tr><tr><td>Ridge ventilation</td><td>included</td><td>included</td><td>included + soffit intake</td></tr><tr><td>Permit</td><td>”homeowner pulls”</td><td>included</td><td>included</td></tr><tr><td>Workmanship warranty</td><td>5 years</td><td>10 years</td><td>10 years transferable</td></tr><tr><td>License # on quote</td><td>none</td><td>CCC-XXXX</td><td>CCC-XXXX</td></tr></tbody></table></div><p>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.</p><p>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.</p><h2 id="how-our-quotes-are-formatted">How our quotes are formatted</h2><p>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.</p><p>Want a quote you can actually compare? <a href="/contact/">Schedule a free 48-hour inspection.</a> 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.</p></div>