Why You Should Get 3 Roofing Estimates (and How to Compare Them)

Insurance regulators, the Better Business Bureau and consumer advocates give homeowners the same advice before a big home repair: get at least three estimates. The National Association of Insurance Commissioners (NAIC) — the group of state insurance regulators — tells consumers to get an estimate from at least three different contractors and to make sure every quote includes the same things. The BBB calls gathering at least three quotes good practice, and the Federal Trade Commission says to get multiple written estimates and not to automatically pick the lowest bidder.

A new roof is one of the biggest checks you'll write for your home. Here's why three estimates are worth the effort in Omaha, Lincoln and Kansas City — and exactly how to compare them so you're matching apples to apples.

Why three estimates?

• You learn the real price range. One quote is a number. Three show you what's normal for your roof — and which one is out of line.
• You see what each company leaves out. Put the scopes side by side and the missing items jump out: no ice & water barrier, reused flashing, no permit.
• You learn more about your own roof. Each visit is another set of eyes on decking, ventilation and storm damage.
• You get a feel for the people. How a company answers questions before you sign is a good preview of how they'll answer them after.

What to compare, line by line

The total at the bottom is the last thing to compare. Start with what you're actually getting:

• The written scope. A good estimate lists each task: tear-off, decking repair, underlayment, flashing, vents, shingles, cleanup. One lump-sum line is hard to compare and easy to argue about later.
• Shingle brand and product line. “Architectural shingles” isn't enough — ask for the brand and the exact line, so you can look it up.
• Underlayment and ventilation. Ask which underlayment, where ice & water barrier goes, and how the attic will breathe (intake and exhaust). Ventilation affects how your attic handles heat and moisture. More on our ventilation page.
• Tear-off vs overlay. An overlay puts new shingles over the old ones. A full tear-off removes the old layers so the crew can see and fix the decking. Make sure every quote says which one you're getting.
• Permits. Many cities require a permit for a re-roof. Ask who pulls it and whether it's in the price.
• License and insurance. Rules differ between Omaha, Lincoln and the Kansas and Missouri sides of Kansas City, so check with your city or county. Ask for proof of liability and workers' compensation insurance — the NAIC suggests calling the insurance company to confirm the coverage is current.
• Manufacturer vs workmanship warranty. The shingle maker's warranty covers the materials. The contractor's workmanship (or craftsmanship) warranty covers the installation. Get both in writing, and ask whether the manufacturer warranty needs to be registered.
• Timeline. When can they start, how many days will it take, and what happens if weather moves the date?
• Payment terms. How much is due up front, and when is the rest due? The NAIC advises not paying in full up front and paying by check or card so you have a record.
• Reviews. Read recent reviews on more than one site, and look at how the company responds to complaints.
• Who actually does the work. Ask whether the crew is the company's own or a subcontractor, and who is in charge on site.

Your 3-estimate comparison checklist

Print it, or keep it open on your phone while you read each quote.

Red flags to walk away from

• Storm chasers. Out-of-town crews knock on doors after hail, then are hard to find when you need warranty work. Look for a local address and a phone that will still answer next year.
• A big deposit up front. Ask what the deposit pays for. Be wary of anyone who wants most or all of the money before work starts, or cash only.
• Pressure to sign today. “This price is only good if you sign now” is a sales tactic, not a reason. A good estimate will still be good after you compare.
• A low price that skips steps. A quote that's far below the others often leaves something out: overlay instead of tear-off, reused flashing, no ice & water barrier, no permit. Ask what's different.
• An offer to waive or cover your deductible. Your deductible is your share under your insurance policy. A contractor who offers to “eat” it or hide it from your insurer is putting you at risk. If it's a claim, talk to your insurance company first — see our insurance claims guide.

Questions to ask every roofer

1. What exactly is in the scope, and what isn't?
2. Which shingle brand and line, and which underlayment?
3. Are you tearing off every layer? How do you handle bad decking, and what does it cost?
4. How will my attic be ventilated?
5. Who pulls the permit?
6. Can I see your license and proof of liability and workers' comp insurance?
7. What does your workmanship warranty cover, and for how long — in writing?
8. Who will be on my roof, and who is in charge on site?
9. How much is due up front, and when is the rest due?
10. How will you protect my landscaping and clean up nails?

Make Innovative Roofing one of your three

We'd like to be one of the estimates on your kitchen table, and we make ours easy to compare:

• A free, no-obligation inspection and written estimate. You don't buy anything during the visit, and your price is good for 30 days.
• EagleView measurements and a digital proposal you can read line by line.
• Photos of your roof, so you can see what we saw.
• Talk it through your way: a phone consultation or an in-home consultation. Either way, we inspect the roof in person before install.
• Good / Better / Best packages with a written craftsmanship warranty: Good 5 years, Better 7 years, Best 10 years. Manufacturer warranties are separate — see our warranty page.
• Financing for qualified homeowners through GreenSky: $0 down, 1 year no payments, no interest (subject to credit approval). See financing.

Start with our Good / Better / Best packages, get a ballpark with the instant estimate, or book your free estimate below. Prefer to call? Omaha (402) 512-4200, Lincoln (402) 590-5799, Kansas City KS (913) 396-8888 or MO (816) 683-8888.

After your new roof is on, INNOV8V Membership is an optional way to keep it in good shape with yearly tune-up visits. It doesn't extend or change any warranty.

Related: Omaha roof replacement cost · Kansas City roof replacement cost · Omaha & Lincoln · Kansas City

Sources: NAIC, “How Can I Avoid Getting Scammed by a Contractor?” · BBB, “How to hire a reliable and trustworthy general contractor” · FTC, “How To Avoid a Home Improvement Scam”