How to Compare Roofing Estimates

When you’re facing a major roofing project in South Florida, you’ll quickly discover that not all roofing estimates are created equal. The difference between choosing the right contractor and making a costly mistake often comes down to one critical skill: knowing how to properly evaluate and compare roofing quotes. With South Florida’s unique climate challenges, from hurricane-force winds to intense UV exposure, your roof choice is too important to leave to chance.

At Coastal Roofing, we’ve seen homeowners and business owners struggle with this decision countless times. That’s why we’ve created this comprehensive guide to help you navigate the process of comparing roof estimates and quotes with confidence. Whether you’re dealing with storm damage, planning a replacement, or simply want to ensure you’re getting the best value for your investment, you’ll find the answers you need here.

Why Do Roofing Estimates Vary in Price?

When you’re comparing roofing quotes, price differences of $5,000-$15,000 between contractors aren’t uncommon. Understanding why helps you evaluate whether you’re comparing equivalent services rather than getting caught off guard by hidden costs or corner-cutting.

Material quality differences create significant cost variations. Basic 3-tab shingles might cost $3.43-$5.50 per square foot installed, while architectural shingles run $4.11-$6.00, and luxury impact-resistant shingles can exceed $8.00 per square foot. In hurricane-prone South Florida, that upgrade often pays for itself through insurance discounts and storm protection.

Roof complexity dramatically affects labor costs beyond material choices. A simple ranch home roof costs far less per square foot than a multi-story home with dormers, valleys, and multiple roof lines. Steep pitches (9:12 or higher) can add 10-30% to labor costs due to safety requirements and slower installation.

Contractor credentials and certifications also justify higher prices, though they deliver real value. GAF Master Elite contractors (representing only the top 2-3% of roofing contractors nationally) can offer enhanced warranty packages worth thousands in added protection. Their pricing reflects their proven track record and ongoing training requirements. However, the most concerning price variations come from hidden costs in artificially low estimates. Unscrupulous contractors submit low bids, then hit you with ‘unexpected’ charges for rotted decking, additional materials, or permit fees. Professional contractors provide upfront pricing for likely contingencies, which might seem higher initially but protects you from nasty surprises.

What Should Every Professional Roofing Estimate Include?

A legitimate roofing estimate should never be a single lump sum with no explanation. When you’re comparing roof estimates, you need transparency. Here’s exactly what you should see in every professional quote:

Quick Tip: Any estimate without itemized breakdowns is a red flag.

Detailed Material Specifications

Detailed material specifications should list exact brands, grades, and quantities. For example, you should see ‘GAF Timberline HD architectural shingles’ rather than simply ‘shingles.’ In South Florida, this matters even more because your materials must meet specific wind resistance ratings—Class 4 impact resistance and wind ratings of 130+ mph for most coastal areas.

Labor Costs

Labor costs typically account for 40-60% of your total project cost and should specify labor rates, crew size, and project timeline. In South Florida, expect labor costs of $4.50-$8.50 per square foot, with higher rates for complex roof designs or hurricane season scheduling.

Permit and Inspection Fees

Permit and inspection fees must be clearly stated, with the contractor handling all permitting—this typically costs $150-$500 depending on your location and project scope. If a contractor asks you to pull permits yourself, that’s a red flag indicating they may not be properly licensed.

Warning: Florida law requires licensed contractors to handle permits; never pull permits yourself for professional roofing work.

Tear-off and Disposal Costs

Tear-off and disposal costs vary significantly, with complete tear-off running $50-$150 per square in South Florida. Some contractors try to hide these costs in ‘miscellaneous fees,’ so insist on clarity. 

Warranty Details

Warranty details should specify both manufacturer material warranties and contractor workmanship warranties, particularly important in Florida’s harsh climate where workmanship warranties of 10-25 years from certified contractors can save you thousands in future repairs.

What Are the Biggest Red Flags when Comparing Roof Estimates?

Protecting yourself from roofing scams requires knowing what warning signs to watch for. South Florida sees its share of storm chasers and fly-by-night operators, especially after hurricane seasons when desperate homeowners become vulnerable targets.

Door-to-door solicitation after storms represents the classic scam indicator. These ‘storm chasers’ often use high-pressure tactics, offer to ‘waive your deductible’ (which is insurance fraud), and disappear after collecting payment. Unusually low pricing often indicates corner-cutting or bait-and-switch tactics. If one estimate is 25-40% below others without clear explanation, investigate carefully because quality roofing materials and skilled labor cost what they cost.

Cash-only transactions or excessive upfront payments also signal major problems. Florida law limits contractors to collecting no more than one-third upfront for most projects, so any contractor demanding 50% or more upfront, or insisting on cash payment, is operating outside normal business practices, and finally, missing business credentials (including no fixed business address, inability to provide license numbers for verification, no current Certificate of Insurance, or refusal to show manufacturer certifications) are a major red flag.

Quick Tip: In Florida, you can verify contractor licenses at myfloridalicense.com.

What Questions Should I Ask Every Roofing Contractor?

The right questions reveal contractor quality and help you compare beyond just price. Ask about their Florida contractor license number and verify it yourself. Question their general liability and workers’ compensation insurance coverage, and inquire about manufacturer certifications they hold. Only work with contractors holding active CCC or CRC licenses.

Find out what happens if they discover rotted decking during tear-off, how they handle change orders, and their payment schedule. Get contingency pricing in writing; professional contractors quote decking replacement at set rates. Ask who supervises the work on-site daily and understand what workmanship warranty they provide versus manufacturer warranties.

Learn how they’ll protect your property during installation, their cleanup process, and how they handle permits and inspections. Professional contractors use tarps, magnetic nail sweeps, and systematic debris removal while maintaining clear communication throughout your project.

Making Your Final Decision

The best estimate balances fair pricing with proven quality. Evaluate the contractor’s responsiveness, inspection thoroughness, communication clarity, local business history, and customer review quality. If something feels wrong with pressure tactics, evasive answers, or missing documentation, walk away regardless of price. The cheapest estimate from corner-cutting contractors costs far more than fair pricing from professionals who do the job right.

If you’re ready to get started, contact Coastal Roofing today for a detailed, transparent estimate following all these best practices. Our certified professionals understand South Florida’s unique challenges and are committed to helping you make an informed decision for your home or business.