TLDR: Roofing estimates differ because they do not include the same work. Before you compare prices, compare the scope: tear off, underlayment, flashing, decking, the shingle itself, warranty, and cleanup. The lowest number is often the one that left something out.
Most San Antonio homeowners get three or four roofing estimates, and the prices rarely match. That does not always mean one roofer is overcharging. More often, the bids are for different jobs. Here is how to line them up so you are comparing the same roof.
1. Check that every bid includes a full tear off
A proper roof replacement removes the old shingles and underlayment down to the wood decking. A bid that lays new shingles over old ones will always be cheaper, and it hides whatever is wrong underneath.
2. Look at what goes under the shingles
Ask what underlayment each roofer uses. Synthetic underlayment costs more than felt and protects the deck better. Also check for new drip edge, new pipe flashings, and new valley metal. These are small line items that are easy to leave off a bid.
3. Ask whether flashing is new or reused
Flashing is the metal that seals the roof where it meets a wall, chimney, or vent. Reusing old flashing saves money on the estimate and is a common reason a new roof leaks in its second or third year.
4. Compare the shingle, not just the brand
Two bids can name the same manufacturer and still be different products. Check the product line and whether it is a standard architectural shingle or a Class 4 impact resistant shingle. Class 4 costs more up front and may earn an insurance discount.
5. Find the decking terms
No one can see all of your roof decking until the old roof is off. Ask each roofer what happens if they find rotted wood and what it costs per sheet. At Live Oak Roofing we replace up to 3 sheets of rotted decking at no charge. More on rotted decking.
6. Read the warranty and the cleanup
You should see two warranties in writing: the manufacturer warranty on the materials and the roofer’s own workmanship warranty. The estimate should also say who hauls off the debris and whether the yard gets a magnetic sweep for nails.
7. Watch for the wrong kind of discount
If a roofer offers to cover or waive your insurance deductible, walk away. That is illegal in Texas. Other red flags to watch for.
We will go over your other bids with you
If you have estimates from other roofers, bring them. We are glad to go through them with you line by line so you can see where the numbers come from, even if you do not choose us.
Live Oak Roofing has served San Antonio and the Hill Country since 2017. Inspections and estimates are free. Call or text (210) 460-8896, or request a free inspection online.