Short answer: A good roofing bid spells out the full scope: tear-off, deck repair, underlayment, flashing, ventilation, the exact roofing product, permit, cleanup and warranty. It shows the contractor’s CSLB license number, a payment schedule within California limits, and a start and completion estimate. If a line is vague, ask for it in writing before you sign.
Quick checklist
- Contractor name, address and CSLB license number on the bid and contract.
- Scope of work: tear-off or overlay, number of layers, deck repair terms, underlayment, flashing, vents, gutters if included.
- Exact product names and colors, not “premium shingle.”
- Who pulls the permit and who schedules the final inspection.
- Down payment within California’s legal limit and a schedule tied to work completed.
- Workmanship warranty terms in writing, plus the manufacturer warranty that applies.
- Cleanup, debris haul-away, and how the property will be protected.
Line-item scope: what is actually included
Two bids for “a new roof” can describe very different jobs. The first thing to check is scope. A complete bid should say whether the old roof will be torn off down to the deck or overlaid, and how many existing layers there are. It should describe how the crew will deal with rotted or damaged decking. Many bids price deck replacement per sheet, because no one can see every bad board until the old roof is off. That is normal. What is not normal is a bid that is silent on it, which leaves room for surprise charges later.
Look for these items by name:
- Underlayment type (synthetic, felt, self-adhered membrane in valleys and at eaves where used).
- Drip edge and rake metal.
- Flashing at walls, chimneys, skylights and pipes: new or reused.
- Pipe boots and roof vents.
- Ridge vent or other attic ventilation changes.
- Skylight work, if any.
- Gutters, if they are part of the job.
Reusing old flashing is one of the most common ways a new roof leaks. If a bid says “reuse existing flashing” or does not mention flashing, ask why.
Material specifications
A bid should name the manufacturer, the product line and the color. “Architectural shingle” alone is not enough, because product lines vary in weight, wind rating, algae resistance and fire rating. For flat roofs, the bid should name the membrane type and thickness and how it will be attached. For tile, it should say whether existing tile will be reused, and how broken tiles will be replaced and matched.
This matters when you compare bids. If one contractor lists a heavier shingle with a full set of matching components and another lists an entry-level product, the gap in price is not the same thing as a gap in value. Our guide to roofing materials for Bay Area homes can help you sort through the options.
Labor, warranty and cleanup
The bid or contract should state the workmanship warranty, separately from any manufacturer warranty on the materials. A manufacturer warranty covers product defects; it usually does not cover installation mistakes. Ask what the workmanship warranty covers, how long it lasts and how you make a claim. You can read how ours works on our warranty page.
Cleanup should be in writing too: daily cleanup, magnetic sweeps for nails, protection for landscaping, and haul-away of debris.
Permit responsibility
Most Bay Area cities require a permit for a reroof and a final inspection when the work is done. The bid should say who pulls the permit and that the permit fee is included or listed. If a contractor suggests skipping the permit to save time, treat that as a warning sign. An unpermitted roof can create problems with insurance and when you sell. We pull the permit on our jobs; see our roofing permits page for how that works.
Payment schedule red flags
California law limits the down payment on a home improvement contract to $1,000 or 10 percent of the contract price, whichever is less. After that, payments should follow progress, so you are not paying far ahead of the work that has been done.
| Healthy sign | Red flag |
|---|---|
| Small deposit within the legal limit | Large deposit or full payment before work starts |
| Payments tied to stages (materials delivered, tear-off done, roof complete) | Payments tied to dates regardless of progress |
| Final payment after the final inspection and walkthrough | Pressure to pay in cash or sign the same day |
| Change orders in writing before extra work | Verbal “we’ll figure it out later” on extras |
Home improvement contracts in California also come with a right to cancel within a short period after signing in most situations, and the contract should explain it. If financing is offered, the terms should be shown in writing before you accept. Our financing page explains how financing works: it is available for qualified homeowners through a third-party lender, which sets the terms.
License and insurance verification
Any roofing job of $1,000 or more in labor and materials requires a contractor licensed by the Contractors State License Board. Roofing is classification C-39. Before you sign, look up the license number on the CSLB website and check that it is active, the name matches, and a bond is on file. Ask for proof of liability insurance, and if the contractor has employees, workers’ compensation coverage. Our post on finding a licensed roofing contractor in California walks through each step.
Comparing multiple bids
Put the bids side by side and line up the scope first, then the materials, then the price. If one bid is far lower, look for what is missing: no deck repair allowance, reused flashing, no permit, no ventilation work, or a lighter product. Ask each contractor the same questions and get the answers in writing.
It is also fair to ask how the contractor documents the job. We photograph every project before, during and after in CompanyCam, so you can see the deck condition and the hidden layers that a finished roof covers up. Our article on comparing roofing quotes has more on lining bids up fairly, and our roof replacement page shows what our scope includes.
Frequently asked questions
How many roofing bids should I get?
Two or three detailed bids is usually enough to see a fair range and spot anything missing. More bids rarely help if they are not written to the same scope.
Is it normal for a roofing bid to price wood replacement separately?
Yes. Damaged decking often cannot be seen until the old roof is removed, so many contractors list a per-sheet or per-foot rate. The rate should be written into the contract before work starts.
How much can a roofer ask for up front in California?
For home improvement contracts, the down payment is limited to $1,000 or 10 percent of the contract price, whichever is less. Later payments should not get far ahead of completed work.
What should I do if a bid is much cheaper than the others?
Compare scope line by line. Low bids often leave out deck repair, new flashing, permits or ventilation, or use a lighter product. Ask the contractor to confirm in writing what is included.
Want a bid you can actually compare? Request a free inspection and written estimate, itemized line by line, or call (415) 410-7917.
