August 24, 2026
I Got 3 Roofing Quotes — How Do I Compare Them?
Getting three roofing quotes is good advice. Knowing how to read them is where most St. Louis homeowners get stuck. The lowest bid is almost never the best value because the cheapest quote typically hides its savings in missing line items: no tear-off, no new flashing, no ice-and-water shield, reused pipe boots, basic warranty, no permit. A properly scoped $12,000 quote from a certified contractor is a better investment than a $7,500 quote from an uncertified crew that skips half the work. Here is how to compare roofing quotes like a professional.
What Should Every Roofing Quote Include?
| Line Item | Should Be Listed | Red Flag If Missing |
|---|---|---|
| Full tear-off of existing roof | Yes (number of layers) | May be planning a layover |
| Decking inspection and repair pricing | Per-sheet replacement cost listed | No plan for rotted wood |
| Underlayment brand and type | Synthetic underlayment named | May skip or use felt paper |
| Ice-and-water shield at eaves/valleys | Yes, with linear footage | Critical in St. Louis freeze-thaw climate |
| Shingle brand, product line, color | Specific product named | May substitute cheaper product |
| New flashing at all penetrations | Yes — chimney, walls, vents | May reuse old flashing (#1 shortcut) |
| New pipe boots | Yes, all penetrations | May reuse cracked old boots |
| Ridge vent or ventilation plan | Ventilation type and quantity | May skip ventilation entirely |
| Drip edge | New drip edge at all eaves/rakes | Code violation if missing |
| Building permit | Contractor pulls and pays (~$208) | No inspection = no accountability |
| Cleanup and nail sweep | Included | You clean up their mess |
| Warranty details | Manufacturer tier and workmanship terms | “Lifetime warranty” without specifics |
Why Is One Quote So Much Cheaper?
If one quote is 30% or more below the others, it is not a better deal. It is a different scope of work. The most common reasons for a dramatically low bid: layover instead of tear-off ($1,000 to $2,500 savings for the contractor, significantly shorter roof life for you), no new flashing, reused pipe boots ($15 to $50 each — the contractor saves pennies, you get future leaks), no permit, basic warranty with no workmanship coverage, and no ventilation assessment.
Ask the low bidder to provide a line-by-line scope matching the items in the table above. If they cannot or will not, that tells you everything.
How Do I Compare Warranty Terms?
The phrase “lifetime warranty” appears on almost every roofing quote and means almost nothing without context. What matters is the non-prorated period (how many years are fully covered with no depreciation) and whether workmanship is included (not just materials). A GAF Golden Pledge warranty from a Master Elite contractor covers 50 years non-prorated on materials plus 25 years of workmanship backed by GAF. A basic warranty from an uncertified installer covers 10 years non-prorated on materials only. Both can be called “lifetime.” They are not the same product.
What Questions Should I Ask Each Contractor?
Are you licensed and insured in Missouri? (Ask for Certificate of Insurance.) What manufacturer certifications do you hold? (Verify on the manufacturer’s website.) Will you pull the building permit? How many sheets of decking do you expect to replace, and what is the per-sheet cost? What happens if you find more damage during tear-off? What is your payment schedule? (10-33% deposit is standard.) Can I see 3 completed projects in my area from the past 12 months?
Family First Exteriors provides detailed, line-by-line written scopes on every project. Request a free roof replacement estimate and compare our scope against any other bid.
About Family First Exteriors
Family First Exteriors, LLC provides transparent, line-by-line roof replacement estimates across St. Louis. Also handles storm damage, siding, gutters, and windows. Since 2002. 20% discount for veterans, first responders, seniors.
15009 Manchester Rd, Ste 261, Ballwin, MO 63011
Phone: (314) 255-8151
Request a Free Estimate
Frequently Asked Questions
Should I always go with the cheapest roofing quote?
No. If one quote is 30% or more below the others, it almost certainly has a different (lesser) scope of work. The cheapest quote typically hides savings in missing items like new flashing, underlayment, ventilation, permit, and warranty coverage. Compare line by line, not bottom line.
How many roofing quotes should I get?
Three is the standard recommendation. Enough to see a range of pricing and scope, but not so many that you get overwhelmed with conflicting information. Focus on comparing scope and warranty quality rather than just price. Make sure all three bids cover the same line items.
What does lifetime warranty actually mean on a roofing quote?
It depends entirely on the tier. A premium warranty from a certified installer covers 50 years non-prorated on materials plus 25 years of workmanship. A basic warranty from an uncertified installer covers 10 years non-prorated, materials only. Both are called lifetime. Always ask for the specific non-prorated period and whether workmanship is included.
What is a normal deposit for a roofing job?
A standard deposit is 10% to 33% of the total project cost, used to order materials. Any contractor demanding 50% or more upfront is a significant risk. The final payment should not be made until the work is complete and you have inspected it from the ground, perimeter, and attic.
Should a roofing contractor pull the building permit?
Yes. In St. Louis County, a building permit is required for roof replacement (approximately $208). The contractor should pull and pay for the permit. A permitted job gets a code inspection, which protects you. A contractor who skips the permit is avoiding accountability and may be cutting corners on code compliance.
What is the most common item missing from cheap roofing quotes?
New flashing. Reusing old flashing at chimneys, walls, and penetrations is the number one corner cut in roofing because it saves 1 to 2 hours of labor per job. Old flashing looks fine from the ground but has degraded seals that fail within 1 to 3 years, leading to leaks at the most vulnerable points on your roof.
Want a Quote You Can Actually Read?
Family First Exteriors provides line-by-line written scopes. Compare us against any bid.
(314) 255-8151 | Request Your Free Estimate Online
Serving the entire St. Louis metro since 2002.