How do I compare roofing bids, and is mine too high?

The way to judge a roofing bid is to line it up against two or three others, item by item. The total only tells you something once you know what’s in it: how big each roofer measured the roof, what comes off, what happens if the decking is rotten, which shingles go on, and what’s guaranteed. The Texas Department of Insurance (TDI) suggests getting at least three bids, on the company’s letterhead with a phone number and an address.

Is my bid in the right neighborhood?

For a typical Austin home with architectural shingles, public 2026 guides put a full replacement at roughly $12,000 to $17,500 (see How much does a new roof cost in Austin?). A $30,000 bid isn’t automatically too high. It can be right for a large or steep roof, Class 4 shingles, metal or tile, two layers of tear-off, or a lot of rotted decking. If one total stands out, ask that roofer to walk you through it.

What should every roofing bid include?

Put the bids side by side and check each one for these:

1. Roof size in squares (100 sq ft of roof each). If two bids measure your roof very differently, ask how each one measured.
2. Tear-off: how many layers come off, and whether disposal is included. A public Austin guide calls laying new shingles over old ones a warning sign.
3. Decking: the price per sheet if they find rot, and how they’ll show you before replacing it.
4. Underlayment type, and what goes in the valleys.
5. Flashing: new metal at chimneys, walls and vents, or reusing the old. Ask which.
6. Ventilation: ridge vents or other vents, included or not.
7. Gutters, skylights, satellite dishes: included or extra.
8. The materials, by brand and product line, written into the contract. TDI says to make sure the contract lists the materials and to watch for low-quality substitutes as work goes on.
9. Start and finish dates, and who to call during the job.
10. Payment schedule. Don’t pay in full up front, and hold the final payment until the work is done.

What’s the difference between the two warranties?

A manufacturer warranty covers defects in the roofing materials. A workmanship warranty is the roofer’s promise about the installation. They’re separate, and a bid should say what each one covers and for how long. Ask whether the manufacturer warranty requires anything from you or the roofer, like registering the roof after the job, and who will do it. TDI suggests keeping a copy of every agreement and the warranty terms.

What Texas rules should I know before signing?

• No waived deductibles. It’s illegal in Texas for a contractor to waive, rebate or absorb your insurance deductible, or to work it into a bid. Contracts of $1,000 or more that involve an insurance settlement must include a notice that you have to pay the deductible, and your insurer can ask for proof that you did.
• Your roofer isn’t your adjuster. Texas doesn’t allow a roofer who’s doing the work to act as your public insurance adjuster, negotiate your claim or say they represent you to your insurer.
• Watch the wording. TDI warns against contracts that say you agree to the repairs “for the value of insurance proceeds,” which hands the contractor your whole insurance payment, and against papers called an “estimate” or a “release” that are really contracts.
• Down payments after a disaster. TDI says it’s against the law for out-of-town contractors to ask for a down payment before they start work after a disaster. Be wary of anyone asking for a large or full payment up front.
• No blank spaces. Never sign a contract with blanks that can be filled in later.