Guide
The questions that separate the quotes
Ask all three contractors the same list. Comparing the answers is far more revealing than comparing the totals.
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"What underlayment, and how are the valleys done?"
This is the question that reveals whether you are comparing the same roof. Underlayment, ice-and-water placement, drip edge and valley treatment are where quotes quietly diverge.
"Who is actually doing the work?"
Ask how long this specific crew has worked together. Roofing companies keep their name and change their hands more often than most trades.
"What happens if the decking is rotten?"
You want a rate, not a reassurance. Some rot is likely on any older roof and the rate is the only thing that keeps that predictable.
"Can I see a job you finished five years ago?"
Anybody can show you a roof completed last month. A roof that has been through five winters shows how the edges, valleys and penetrations were actually detailed.
"What does your workmanship warranty cover, and for how long?"
Ask for it in writing, in the company name, with a term. Five to ten years is common; the term matters less than whether they will still be trading.
"What is your licence number, and who holds it?"
The follow-up matters more than the answer: does the entity on the licence match the entity on the paperwork, and is it active today?
In short
Write the answers down. Two weeks later, when the quotes have blurred together, the notes are what you will actually decide on.
Related questions
What does a new roof cost in Industry?
For a typical Industry home of about 27 squares, an architectural asphalt re-roof usually lands between $12,500 and $32,500. Tile, slate and standing-seam metal run well above that. The number moves on how many old layers come off, how much decking is soft underneath, and how easily a truck can get to the house.
How long does a re-roof take?
Two days is typical for asphalt. Add days for steep pitch, multiple layers to strip, tile work, or a roof with a lot of valleys and penetrations.
Do I need a permit?
Almost certainly, for a full replacement. The contractor should pull it, and the fee should be a visible line on the quote rather than a surprise.
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