Is this roof quote fair?

What the quote should list

1. Roof size in squares, and the waste factor.
2. Tear-off: how many layers, and disposal.
3. Decking: a price per sheet for any replacement, since nobody knows the count until tear-off.
4. Underlayment, ice and water barrier in valleys, drip edge.
5. Shingle: brand line and whether it is Class 4.
6. Flashing and vents: replaced or reused.
7. Ventilation: ridge vent, box vents, intake.
8. Gutters, if included.
9. Permit, if your city requires one, and who pulls it.
10. Warranty: workmanship and manufacturer, in writing.

Oklahoma also requires some things on paper. Registered roofers must use a written contract, and the contract must say that everyone working under it is covered by workers' compensation insurance. Every roofer must give you written notice of the deductible rule with its first estimate. And on an insurance-paid job: Before you sign, the contractor must give you the 72-hour cancellation statement in bold 12-point type with a Notice of Cancellation form attached.

Check the price against published ranges

A quote well above these should come with a reason you can see: a steep roof, three layers, a lot of decking, a premium shingle or metal.

Why three quotes can be $10,000 apart

Tulsa homeowners regularly post three bids for the same roof that are thousands apart. Usually they are not three prices for one job; they are prices for three different jobs. Line them up on squares, layers, decking, underlayment, ventilation and the shingle line before you compare totals. The cheapest quote is fine if it covers the same scope. If it does not, you are comparing a roof to part of a roof.

Extras deserve the same test. Rotted siding or fascia next to the roof is a real thing a roofer can find, and so is an attic that runs hot because the vents are wrong. A $20,000 attic package that appears three hours into a sales visit is a different thing. Ask for photos of the problem, a separate line item, and a price you can check with a second contractor.

Red flags

• An offer to cover your deductible. Under 59 O.S. 1151.30, a roofer working on an insurance-paid job may not advertise or promise to pay all or part of your insurance deductible, and if one does, your insurer does not have to consider that roofer's estimate.
• A request to sign before the adjuster comes, with no explanation of what happens if the claim is denied. If your roofing contract will be paid from an insurance claim, you may cancel it within 72 hours after you receive written notice from your insurer that all or part of the claim was denied (59 O.S. 1151.21).
• Pressure to decide today. The FTC warns that home repair scammers may knock on your door or call after a windstorm or other disaster and pressure you to act quickly.
• Large payment up front. The Oklahoma Insurance Department advises getting more than one bid, checking references, not paying upfront, not making the final payment until the job is complete, and never signing a contract with blank spaces.
• No registration number on the contract or the truck. Registered roofers must show the firm name and their registration number, which begins with "OK", in letters at least 2 inches tall on both sides of every work vehicle.
• An offer to handle the claim for you. In a 2010 bulletin, the Oklahoma Insurance Department said a roofer must be licensed as a public adjuster to negotiate your claim or act as a go-between with your insurer. A roofer may give you an estimate to submit and may be present when the adjuster inspects.

Questions to ask before you sign

1. What is your Oklahoma CIB registration number? (Check it.)
2. Can I see your liability insurance certificate?
3. What is your price per sheet for decking?
4. Who will be on my roof: your crew or a subcontractor?
5. What does the workmanship warranty cover, for how long, in writing?
6. If this is an insurance job, how do you handle a difference between your price and the adjuster's estimate?