Start with the scope
A good quote describes the work in plain words. It names the roof area, the material, and the steps. A thin quote says "replace roof" and gives one number. You cannot compare that with anything.
Ask for a quote that splits the job into lines. Our roof installation cost guide lists typical Grand Rapids ranges, so you know what each line should look like.
The lines every quote should have
| Line item | What to look for |
|---|---|
| Tear-off and disposal | Number of layers removed and haul-away included |
| Deck repair | A price per sheet or per board, not a vague "as needed" |
| Ice barrier | Length at eaves and valleys. Michigan code calls for 24 inches inside the wall line. |
| Underlayment | Brand or type, and where it goes |
| Flashing | New metal at chimneys, walls, and valleys |
| Vents | Type and count. Ridge and soffit vents work together. |
| Shingles or metal | Product line, color, and metal gauge |
| Permit | Who pulls it, and whether the fee is in the price |
| Cleanup | Magnet sweep and dumpster removal |
| Warranty | Maker coverage plus workmanship coverage, in writing |
Red flags
- A price far below the others. Missing lines usually explain it.
- No license number. Michigan requires a license for residential work over $600. Check it on the LARA website.
- Pressure to sign today. A fair price stays fair next week.
- Large payment up front. Read the payment schedule before you sign.
- No mention of a permit. The City of Grand Rapids requires one to re-roof.
- "We will reuse your flashing." Old flashing often fails. New metal costs little.
Questions to ask each roofer
- How many layers will you remove?
- What happens if you find rotted decking?
- How far does the ice barrier run?
- What vents will you install, and where?
- Who pulls the permit?
- What does your workmanship warranty cover, and for how long?
- Can you send proof of insurance?
How to compare bids
Put each quote in a simple table. List each line item across the top and each roofer down the side. Mark blanks. The roofer with the most blanks has the most surprises coming.
Also compare materials by product line, not by color. A "30-year shingle" from one maker can differ a lot from another maker's. Our page on asphalt shingle installation explains the types.
A worked example
Say a quote lists deck repair at $95 per sheet. Your roof needs six sheets. That adds $570. The number is only an example, but it sits inside the $500 to $1,000 range that published sources report for deck repair. A roofer who prices by the sheet gives you a way to check the math.
Now say a second quote says "deck repair as needed." You cannot compute that. You also cannot hold the roofer to any number. When the crew opens the roof, the bill can grow. Ask the second roofer to name a per-sheet price.
Allowances and exclusions
An allowance is a placeholder price for something not yet known. Flashing and deck repair often carry allowances. Ask how the final cost will be set. Ask who approves any overage. Get that answer in writing.
Exclusions list what the quote does not cover. Common ones include gutters, skylights, fascia repair, and interior drywall. Read this section twice. A short list of exclusions is a good sign. A missing list is not.
Quote versus contract
A quote is an offer. A contract is a signed agreement. Do not sign until the contract matches the quote line by line. Check the start window, the payment schedule, the warranty terms, and the cancellation terms. Michigan or federal law may give you cancellation rights for some home sales. The contract should state them.
What a fair quote looks like
A fair quote lists each item, carries a date, and bears a signature. It names the license number and insurance. It lists exclusions. It sets a start window and a payment plan. It also explains how extra costs get approved.
Next step
Ready for a written price? Book an inspection with Northline Roofing. We measure first, then send an itemized quote. See how the job runs on our process page.