A roofing estimate is a promise in writing — or it should be. The difference between a good contractor and a bad surprise usually isn't the price on the last line; it's everything the estimate does or doesn't spell out above it. A one-line "reroof: $X" quote isn't an estimate, it's a placeholder for arguments later. Here's what a complete, honest estimate includes, so there are no "extras" invented halfway through the job.
What a complete estimate spells out
Every line a real quote should have
- Full tear-off — the old roof stripped to the deck, not shingled over. It's the only way to fix the wood underneath.
- A decking replacement allowance — a per-sheet price for rotted plywood, named up front. This is the most common "surprise" charge.
- Underlayment and ice-and-water shield — specified across the roof and at the eaves and valleys. In Maine this stops ice-dam leaks.
- Drip edge and flashing — new metal at the edges and around chimneys, walls, and vents, with reuse disclosed if any.
- Ventilation — any ridge or soffit work listed, since a re-roof is the right time to fix airflow.
- The specific shingle — brand, product line, and color, not just "architectural shingles."
- Cleanup, dumpster, and nail sweep — debris haul-away and a magnetic sweep of the yard, in the scope.
- Permits — who pulls them and whether the cost is included.
- Both warranties, in writing — the manufacturer's shingle warranty and the contractor's separate workmanship warranty, with lengths.
- Payment schedule and timeline — a reasonable deposit, balance on completion, and a rough start window.
Red flags to walk away from
Warning signs in a quote
- A vague one-line total with no breakdown.
- Cash-only demands or a large deposit required up front.
- No written warranty, or a blended "lifetime" claim standing in for one.
- No decking allowance, setting up a surprise charge later.
- Pressure to sign "today only."
And beware the quote that comes in far below the rest. Materials don't vary much between honest contractors, so a rock-bottom price almost always got there by leaving something out — the tear-off, the ice-and-water shield, a real warranty. That's not a better deal; it's a smaller scope, and the difference shows up later as leaks or an invoice. It's worth knowing the right questions to ask your roofer before you compare numbers at all.
Want an estimate with nothing hidden?
We'll give you a clear, line-by-line quote — tear-off, decking allowance, warranties, and all — so you know exactly what you're paying for. Free, no pressure.
"David's estimate was two pages — every material, the warranty, even a set price if he found bad wood. Another company gave me one line. When he did find some rot, there was no surprise bill. Exactly what he said."
Related Maine roofing guides
Frequently asked questions
What should a roofing estimate include?
A complete tear-off, a per-sheet allowance for replacing rotted decking, underlayment and ice-and-water shield, drip edge and flashing, ventilation, the specific shingle brand and color, cleanup and dumpster, permits, both warranties in writing, and a clear payment schedule.
Why is one roofing quote so much cheaper than the others?
Usually because it leaves something out, like no tear-off, thinner protection, no decking allowance, or no real warranty. Materials don't vary much between honest contractors, so a far-lower price generally means a smaller scope of work, not a better deal.
What's the difference between the shingle warranty and the workmanship warranty?
The manufacturer's warranty covers defects in the shingles themselves; the contractor's workmanship warranty covers the installation, the labor. A good estimate lists both separately with their lengths. A vague blended 'lifetime' claim isn't a real warranty.
Should decking replacement be in the estimate if the amount is unknown?
Yes, as a per-sheet price. No one knows how much rotted wood is under a roof until the old one is off, so a good estimate names the cost per sheet in advance. That turns the most common surprise charge into a known number.
This article is general guidance for Maine homeowners. Every roof, attic, and home is different, so treat this as background and get a professional assessment for your specific situation.