What a roof replacement actually costs
Roofs are priced per square, one hundred square feet of finished roof, and the spread between the cheapest and dearest bid on the same house is routinely two to one. The gap is rarely profit margin. It is what each contractor decided to include, and what each one quietly left out.
What actually moves the number
The real cost drivers are tear-off, disposal, decking repair, roof pitch, the number of penetrations, and material grade. A steep roof with three dormers takes longer, needs more fall protection, and produces more waste than a simple gable. A bid that ignores those factors is not cheaper. It is incomplete.
Ask every contractor to itemise tear-off, decking replacement per sheet, underlayment, ice and water shield, drip edge, ridge ventilation and disposal. If one bid has no line for decking, you have found the difference between the two prices.
Material grade and life expectancy
Three-tab shingles are the floor and architectural shingles are the normal choice, with a warranty term that roughly doubles. Metal and synthetic cost several times more up front and pay back over decades. Price the roof for how long you will own the house, not for the lowest number today.
Warranty language matters as much as the term. A material warranty covers the shingle; a workmanship warranty covers the installation, which is where most failures originate. Read which one you are being offered.
Where the hidden money sits
Permits, dumpster placement, and replacing flashing at chimneys and skylights. A bid that reuses old flashing will leak at those points within a few seasons and the warranty will not cover it.
Confirm the permit is pulled in your name and that the final inspection is written into the contract. An unpermitted roof becomes a disclosure problem when you sell.
What a fair quote looks like
It is itemised, it names the manufacturer and product line, it states the number of squares, it separates decking as a per-sheet allowance, and it carries a start date and completion window. Anything vague on those five points is worth re-asking before you compare prices.
Frequently asked questions
Is the cheapest roof bid usually the worst?
Not the worst, but usually the thinnest. It tends to omit decking, flashing and ventilation, which are the parts that fail first.
How long should a roof last?
Architectural asphalt is rated twenty-five to thirty years and often delivers less where summers are hot and attic ventilation is poor.
Should I pay a deposit?
A materials deposit is normal. More than a third before work starts is a warning sign.
Can I stay in the house during a re-roof?
Usually yes. Expect noise from early morning and keep cars off the driveway on tear-off day.