How Do I Choose Between Proposals from Different Roofers?

Proposals are supposed to be detailed, organized, and clear. They might be long, but they should still be easy to understand because this is how your roofer is communicating their official offer to you. 

Here are some red flags to watch out for when reading proposals: 

• Vague language: If the proposal is vague and does not say what will happen during the job or offer any sort of explanation for what is included in the cost, then that is not a good sign. This is an industry-wide issue that happens all the time. There should be some sort of reasoning behind every price that is provided to you, and we’d strongly recommend that you always ask about pricing if it is vague or unclear.
• Dodging questions: If the roofing contractor is not willing to answer your questions about cost (both in person and in the proposal), then that is also a major warning sign that they are not a reliable option.
• Not addressing your roof's unique needs: The proposal should be specific to you. This means that even if there is an explanation for what’s included, it should not feel generic. There should be details or work added that meet the particular needs of your roof because this demonstrates that the roofing contractor was listening to your requests and is genuinely invested in fixing your roof’s issues.
• Hidden clauses: You cannot accurately compare prices from proposals that don’t contain similar information or are missing important details. Some of these important details include disclaimers excusing roofers from responsibility for property damage. Always read the fine print and make note of it if the roofing contractor tries to hide it at the end of the proposal. If you get the impression that they were hoping you wouldn’t see that part, then you probably don’t want to work with them.

If you are noticing that some of your proposals contain these red flags, the good news is that this can make the comparison process easy. Instead of comparing prices and other specific details, you can compare proposals based on who seems more reputable and willing to openly communicate with you.

When you're looking at a proposal for the roof work you want done, it should be clear to you what steps your roofer is going to take and which materials they plan on using. These descriptions and the pricing listed with it can tell you a lot about the quality of the roof work that you'll get. 

If you're looking a a proposal and wondering why it's so low or if it's missing something, it might be because your roofer is trying to cut back on expenses to make their proposal lower.

Here are some issues that you should look out for that bad roofers might do to save themselves money: 

1.) Rushing the roof job: This one is pretty self-explanatory. The quicker your roofer gets done, the quicker they can move on to the next project. However, if they finish replacing your entire roof in one day, then you are absolutely not getting good quality. Rushing a job can result in sloppy work that doesn't last. 

2.) Using cheaper materials: Another way your roofer might be cutting costs in the proposal is by using the cheaper options for different materials, like pipe boots and underlayment. These cheap materials can wear out faster and ruin your roof. 

3.) Using the wrong materials: Your roofer might be trying to save money on materials by using the wrong stuff. For example, instead of buying ridge cap or starter shingles, your roofer might try to use regular shingles instead. This is not what shingles are designed for, so they won't protect your roof properly. 

4.) Reusing old (or damaged) materials: In addition to using materials incorrectly, your roofer might also try to reuse old materials that really should be replaced. For example, some roofers try to reuse flashing that is old, bent, and has holes in it from previous use. This is not going to hold up as well as new flashing. It's also vulnerable to leaks.

There are some instances when it's ok to reuse materials (sometimes you can reuse gutters), but flashing shouldn't be reused.

5.) Your roofer isn't invested in the quality of your roof: Roofers who are only in it for the profit probably don't have top-tier training or particularly skilled crews. Their focus is on getting the job done, which leaves room for mistakes. On top of that, they might not be willing to come back and fix a problem. 

All of these tactics can be used to save your roofer money and make the total job cost on your proposal smaller. It sounds good in the moment, but it can lead to a poor-quality roof that needs repairs and will have to be replaced a lot sooner. 

As you're comparing proposals, you'll notice that there is some variation in price, materials, and scope of work in each one. This is normal, but keep in mind that it should all still be similar. 

If you're seeing drastic differences in cost, this can mean that one roofer is undercharging for labor or has a completely different scope of work. 

You might think that labor costs are a pretty straightforward concept. However, there are several factors that can impact how much your Seattle area roofing company charges. 

Here are some examples:

• Newer roofers don’t know what to charge: A lot of new roofing companies don’t know how much to charge for their projects. They tend to undercharge so that you get a low price. This is a reason why some roofers seem to have significantly lower prices than their competitors. In the long run, it means that they aren’t making enough money 
• Some companies skip out on labor costs: There are a lot of extra charges that companies have to pay to operate legally. One of these is workers’ compensation, which is an extra cost on top of each employee’s hourly wage. Paying workers' comp guarantees that the employee will get insurance coverage if there is a workplace accident and protects their employer from liability. For Washington State roofers, this fee is $5.80 per hour (and per employee). Although you aren’t charged for this directly, it does usually contribute to labor costs. So, if a roofing company is operating illegally and doesn’t charge for this, it can make it seem like their prices are much cheaper for no reason. 
• Rates are different depending on skill level: The more expertise a roofer has, the higher their hourly rate or total labor cost will be. The amount that you’re charged for labor on your roof replacement project depends on the skill level of the roofers and what they charge for their services. 

As for the scope of work, when one contractor costs a lot less than others, then it might mean that they're cutting corners with work. This can include 

• Reusing old materials
• Leaving the old roof on
• Not updating ventilation (or fixing other "extra" issues)

This typically comes with vague language that doesn't really describe the scope of work and leaves you confused. 

A green flag in a roofing contract is when a roofer makes it clear that they will handle change orders ethically. 

Sometimes during the roofing job, unexpected things happen. One common example in the Seattle area is that roofers often uncover rotting wood decking as they're removing the old roof. They might also discover

• Mold
• The wrong kind of roof decking (that violates building code)
• Another layer of roofing

All of these scenarios would require a change order to add the extra labor and materials needed to your bid. 

A trustworthy roofer will handle this with transparency. In their contract, they should explain what will happen if they find a new issue. Look for someone who 

1. Asks for your permission before adding new work
2. Calls you right away
3. Takes pictures or videos to show you proof of the new problem
4. Sends you WRITTEN change orders
5. Does not pressure you or rush you into making new changes

Just like with change orders, you want a roofer who handles accidental damage that they caused ethically and transparently. 

You can immediately tell when reading a contract if a roofer is going to be shady or not. 

A trustworthy contractor will: 

• Notify you of the damage as soon as possible
• Take pictures and video to document the damage
• Discuss with you reasonable options for repair that they will pay for 

Roofers all have liability insurance just in case things go wrong and they damage your property. This protects you and your home. Make sure that your roofer definitely has liability insurance before you sign a contract with them!