What Should Be Included in a Metal Roofing Quote

Three companies quote your roof. The numbers are thousands apart. Every one of them is confident, every one uses the phrase "quality materials", and none of the documents are laid out the same way.

Differences in materials, roof preparation and the work included can all affect the price. Compare the scope as well as the total.

What should be in the price

A quote for a finished roof should describe the proposed assembly and preparation. Check whether each of the following is included, excluded or allowed for, as applicable to your roof:

• Preparation of the existing roof, including any required removal and disposal
• Inspection of the deck, and how any repair will be handled
• Underlayment
• Ventilation work
• The strapping grid the panels fix to
• Drip edge and starter flashing
• The panels themselves
• Ridge cap and gable trim
• Flashing at chimneys, vents and wall junctions
• Snow guards
• Cleanup, including at the end of each working day rather than only at the end of the job

Keeping suitable existing shingles can avoid unnecessary removal and disposal. Damaged decking still needs repair, and some roofs or systems require removal. Ask for the proposed approach and the included work to be stated in the written quote.

Allowing for hidden decking damage

Some decking damage may only become apparent when the affected area is opened. Known repairs can be included in the scope; ask how any additional hidden damage will be handled.

The quote should explain any repair allowance or pricing basis, how findings will be documented and how extra work will be agreed before it proceeds. Repairing damaged wooden decking is separate from installing underlayment, which is a protective sheet or membrane.

Questions that expose the difference

• Will the existing shingles stay, or is removal required? What preparation and disposal are included?
• What exactly is going between the deck and the panels?
• Are snow guards included, or extra?
• How is the roof ventilated, and is that work in the price?
• What happens if you find damaged sheathing, and how is it priced?
• What flashing is included, and is it purpose-made metal or sealant?
• Is this your crew or a subcontractor, and are both insured?
• What is your workmanship warranty, in writing? (Highland's is 5 years.)

Ask all eight of every company. The pattern in the answers is more informative than any single answer.

Things that should never be a surprise

Some extras are legitimate, because they were genuinely unknowable. Rotten sheathing is the honest example. Chimney work that could not be assessed until the roof was open is another.

Roof shape, pitch, height, access and visible roof details should be assessed when preparing the quote. Existing covering layers and concealed conditions may need further investigation; ask what has been checked and what remains uncertain.

Comparing fairly

Put the quotes side by side and, for each of the items above, mark whether it is included, excluded or unmentioned. Unmentioned is the interesting column.

Ask each company to clarify missing items and price any required work that was omitted. That gives you a more useful comparison of the proposed work.

If you want ours laid out that way, ask for a quote and say you are comparing.