Three roofing estimates arrive and they are impossible to compare. Different formats, different levels of detail, different numbers. Here is how to translate them into a common language so the differences become visible.
Roofing is measured in squares. One square equals 100 square feet of roof surface. A typical Seattle single-family roof runs 18 to 30 squares.
This matters because it lets you compute a per-square price for each bid, which is the only way to compare quotes on an equal footing. Divide total price by number of squares. If one bidder says 22 squares and another says 28 for the same house, one of them has measured wrong or is including different areas, and that is worth resolving before anything else.
Note also that roof area is not house footprint. A steeper pitch means more surface for the same footprint, which is one reason steep roofs cost more.
Tear-off, with layer count. Should state how many layers are being removed. This drives both labour and disposal.
Disposal. Sometimes separate, sometimes included. King County tipping fees are a real cost, not a rounding error, particularly on multi-layer tear-offs.
Decking allowance and unit rate. Sheets included, and the price per sheet beyond that. If this is absent, the bid is incomplete regardless of how detailed the rest looks.
Underlayment, by name and type. Synthetic or felt, and which product.
Self-adhered membrane, with locations. Eaves, valleys, penetrations — or absent.
Shingle, by manufacturer, line, and wind rating. Not just architectural shingles.
Starter strip and ridge cap, as products. Purpose-made or cut from field shingles, which affects wind performance at the two most exposed lines on the roof.
Flashing, itemised and specified as new or reused. The single most consequential line in the document.
Vent boots. New or reused, and what type.
Drip edge. Eaves and rakes.
Ventilation. Ridge vent footage, intake verification, baffles, and whether competing vent types are being closed off.
Permit. Included or excluded.
Cleanup, including magnetic nail sweep.
Warranty terms, both manufacturer and workmanship.
As needed. Usually attached to decking. Means unpriced.
If necessary. Same problem, different words.
Standard installation. Standard to whom? Ask what it includes.
Quality materials. Names and product lines, or it means nothing.
Existing flashing to remain. At least this one is honest. Now you know why the bid is lower.
Additional charges may apply. For what, and at what rate?
Build a simple table. Rows: every line item above. Columns: each bidder. Fill in what each includes, and mark blanks where a bid is silent.
The blanks are the finding. A $12,500 bid silent on flashing, membrane, boots, decking allowance, and ventilation is not competing with a $16,000 bid that specifies all five — it is quoting a different job. Once the table exists, the price gap usually explains itself, and sometimes the cheaper bid turns out to be complete and genuinely better value, which is equally useful to know.
What is not included in this price? An unusually revealing question, because it inverts the framing. Good contractors answer it directly.
What would you add if this were your own house? This gets you the honest hierarchy of what matters — and it frequently surfaces items that were left out of the bid to keep the number competitive rather than because they are unnecessary.
Beyond what is listed, several items commonly sit outside a roofing scope entirely, and discovering that mid-project is unpleasant. Ask about each directly.
Solar panel removal and reinstallation. If you have an array, someone has to detach it, store it, and remount it, and that is frequently a separate contractor with separate scheduling. Confirm who is responsible and whether it is priced.
Satellite dishes and antennas. Usually removed and not reinstalled unless stated. If you want it back and re-aimed, say so.
Skylight replacement. Reflashing an existing unit and replacing the unit are different line items. On an older skylight, replacing while the roof is open costs a fraction of doing it separately later.
Chimney masonry. Crowns, repointing, and caps are masonry work, not roofing. A roofer should flag deterioration but will not normally include the repair.
Gutter removal and reinstallation. Drip edge installation may require gutters to come off. Whether they go back up, and whether damaged sections are replaced, should be stated.
Interior repairs. Ceiling damage from a previous leak is almost never in a roofing scope.
Structural work. Rafter or rafter tail repair is separate, generally requires permitting, and is priced when discovered.
Two bids at the same price are not equivalent if one wants most of the money before materials arrive.
A reasonable structure is a modest deposit, a progress payment at a defined milestone such as completion of tear-off and dry-in, and final payment after your walkthrough. Large up-front demands are the pattern most associated with problems, because they shift the risk entirely onto you and frequently indicate thin working capital.
Ask also about lien releases. In Washington, suppliers and subcontractors can lien your property if the general contractor fails to pay them, even where you have paid in full. Requiring releases before final payment is routine for contractors operating properly and worth writing into the agreement.
This post is part of our in-depth coverage of roof inspection in Seattle.
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