What must be on the page

Company legal name, physical address, and phone that answers. Proof of liability insurance available on request — certificate from the insurer, not a screenshot. Scope written specifically: which slopes, what comes off, what goes on (shingle brand and line, underlayment type, flashing work, ridge and vents), how debris leaves, and how the yard is protected. A decking contingency stated as a unit price — soft decking can’t be known until tear-off, and honest estimates price the risk instead of hiding it. Payment terms and warranty terms in writing. Our estimates carry all of this because customers compare, and they should.

The red flags, plainly

Walk away from: deposits approaching half the price on a small residential job — materials for a repair don’t require your money up front; “this price is only good today” — real prices survive a week of thinking; no physical address or an out-of-state one after a storm — see why storm-chasers matter; pressure to sign an insurance assignment-of-benefits on the porch; a total with no itemization; and anyone who answers a scope question with a warranty brochure. None of these alone proves a bad actor. Two or three together is a pattern, and patterns are how homeowners get hurt.

Comparing bids that don’t match

Three bids arrive and none describe the same job — that’s normal, and it’s where the cheapest-bid trap lives. Build a simple grid: tear-off or over-lay? Underlayment type? Flashing replaced or reused? Decking contingency priced or silent? Disposal included? Warranty from whom, for how long? A bid that’s $2,000 lighter but silent on flashing and decking isn’t cheaper — it’s incomplete, and the missing scope returns later as change orders when your leverage is gone. Price the same scope across all bids before comparing a single dollar. The cost guide shows what honest ranges look like in our corridor.

Why the cheapest bid often costs most

A dramatically low bid is usually financed by something: skipped flashing, reused underlayment, the cheapest shingle in a familiar-sounding wrapper, uninsured labor, or a plan to discover paid “surprises” mid-job. Sometimes it’s financed by the company simply not existing when the warranty call comes. We lose bids to fair competitors regularly and that’s the market working; we also get called to repair the aftermath of the miracle bid often enough to write this page. Ask every low bidder one question: what does the other guy’s price include that yours doesn’t? A good contractor answers specifically.

Use us as the second opinion

Already have bids in hand? Text photos of the estimates — company names removed if you like — along with roof photos to (859) 310-1209 or the free photo diagnosis, and we’ll tell you what we see: scope gaps, pricing that looks off in either direction, questions worth asking. Sometimes the answer is that the bid you have is fair and you should take it; we say that when it’s true, because repair-first honesty is the whole business model. An informed customer who hires someone else this time remembers who told them the truth.

Common Questions

How much deposit is normal for roof work?

For small repairs, many local outfits — ours included — simply invoice on completion. For larger jobs, a modest deposit tied to material ordering is legitimate; deposits approaching half the price on routine residential work are not, and “full payment up front” is a stop sign. Whatever the split, get it in writing with the balance tied to completed, inspected work.

Should I always get three bids?

For a full replacement or major project, multiple bids are worth the time. For a $400 leak repair, three site visits can cost you weeks of water damage while you shop — vet one local company properly instead: address, insurance, reviews, itemized scope. Match the diligence to the dollars at stake.

What warranty should I expect on repair work?

Two separate things: the manufacturer warrants materials, the contractor warrants workmanship. On repairs, ask specifically what the workmanship warranty covers and for how long, in writing — a repair warranty scoped to the repaired area is normal and honest. Be wary of decades-long verbal promises from companies without a local address to honor them at.

See honest local ranges in the cost guide, then get a free photo diagnosis for comparison.

Last updated: August 14, 2026