How to Spot Hidden Fees in a Roofing Proposal
If there’s one thing I’ve learned after more than 20 years in the roofing business, it’s that not all estimates are created equal. I’ve reviewed thousands of roofing proposals—both my own and from other contractors—and I can tell you: the difference between a fair quote and a frustrating one often comes down to hidden fees.
As the owner of a roofing company here in Arizona, I’ve worked with homeowners across the state navigating everything from storm damage repairs to full roof replacements. And I’ve seen firsthand how a “cheap” quote can turn into a very expensive job once the fine print starts to reveal itself.
Whether you’re replacing your roof due to age or insurance-related damage, I want to help you understand how to read between the lines. Let’s talk about the hidden fees you need to watch for in any roofing proposal—and how to make sure the price you’re quoted is the price you’ll actually pay.
Beware of the “Too Good to Be True” Price
If you receive multiple quotes and one is significantly lower than the others, it’s not always a bargain—it may be a bait-and-switch. Some contractors will offer an attractively low number upfront to win the job, then tack on charges as the project unfolds.
That’s why I always tell clients: don’t focus solely on the bottom line. Focus on what’s included—and more importantly, what’s not.
Common Hidden Fees to Look Out For
1. Tear-Off Charges
You might assume that removing your old roofing material is included in the base price—but that’s not always the case. Some contractors list tear-off and disposal as separate line items, and they may only quote for one layer of removal.
If your roof has multiple layers (which is common in older homes), the cost to remove and dispose of those extra materials can add hundreds—if not thousands—to your bill.
Ask your contractor:
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Is tear-off included?
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Is the price per layer or all-inclusive?
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Who handles the dumpster and disposal fees?
2. Plywood Replacement
Most proposals don’t include replacing damaged or rotted roof decking unless it’s discovered during the tear-off. That’s fair—since no one can see under the shingles until they’re removed—but some contractors won’t tell you the price ahead of time.
You should always ask for a per-sheet cost for plywood replacement so you’re not hit with a surprise fee later. On average, it runs between $60–$100 per sheet, depending on material and region.
3. Underlayment and Flashing Upgrades
Some quotes include only basic underlayment (like felt paper) and may leave out key materials like:
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Ice and water shield
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Drip edge
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Starter strips
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Flashing replacement
These components are essential to long-term performance, and they’re often marked up heavily if added mid-project. Make sure your proposal specifies the type and quantity of underlayment and whether all flashing is being reused or replaced.
4. Ventilation and Code Upgrades
Ventilation is often overlooked in cheaper bids, even though proper airflow is critical for extending roof life and maintaining your warranty. If your current vents are out of code—or insufficient—a reputable contractor will include upgrades in their scope.
Be cautious if the proposal skips over this entirely. Also, check if local code upgrades are covered (like additional venting, fire-rated materials, or hurricane clips), especially if your roof is being replaced due to storm damage. Some contractors leave these out and charge extra once the inspector flags them.
5. Cleanup and Site Protection
It might sound basic, but daily cleanup, nail removal, and property protection should always be included. I’ve seen proposals that skip over these details entirely, only for homeowners to be left cleaning up nails from their driveway or paying for landscape repairs.
Ask if the quote includes:
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Magnetic nail sweep
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Tarping over gardens or HVAC units
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Final site walkthrough and haul-away
6. Permit and Inspection Fees
Depending on your city or county, building permits and inspections may be required—and they’re not always cheap. Some contractors include them in their price, while others pass them through to the homeowner later.
It’s important to clarify:
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Who pulls the permit?
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What’s the cost, and is it in the proposal?
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Is the contractor present for inspections?
7. Warranty Registration or Upgrade Fees
This one’s sneaky. A contractor might advertise a “lifetime warranty,” but only provide the manufacturer’s basic coverage unless you pay extra for upgraded materials or an extended labor warranty.
Make sure your quote spells out:
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Warranty type (manufacturer and labor)
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Coverage duration and what it includes
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Whether registration is handled by the contractor
How to Protect Yourself Before Signing
Here’s what I always recommend to homeowners before moving forward with a roofing contractor:
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Request a detailed, itemized proposal—don’t settle for a one-page number.
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Ask about exclusions—if it’s not listed, assume it’s not included.
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Review the payment schedule—beware of large deposits before work begins.
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Get everything in writing—especially if changes are made during the job.
A good contractor won’t rush you into signing. They’ll walk you through the quote, explain any potential extra charges, and answer your questions openly.
Final Thoughts
Roof replacements are a big investment, and the last thing you want is to be blindsided by fees that weren’t disclosed upfront. The good news is, once you know what to look for, you can easily separate the transparent pros from the contractors who cut corners.
As someone who’s been in this business for over two decades, I believe the best contractors focus on education and transparency. When we give a quote, we want the homeowner to understand exactly what they’re getting—and what they’re not.
Written by Tim Hauser, a graduate of Arizona State University with a Bachelor of Science in Construction Management. I’ve owned and operated a successful roofing company in Arizona for over 20 years, specializing in storm damage repairs, roof replacements, and insurance claim navigation. As a writer for Best Roofing Estimates, I help homeowners and property managers make smarter roofing decisions with confidence.
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