What Should a Roof Replacement Estimate Include? The Essential Checklist for Eastern Shore Homeowners

Getting a roof replacement estimate should be simple, but too many Maryland and Delaware homeowners end up comparing quotes that look completely different from each other. One roofer hands you a one-page “$12,500” quote. The next one hands you a three-page breakdown with 15 line items and it comes out to $14,200. How are you supposed to compare those?

The short answer: you cannot, not fairly. A good estimate is detailed enough that you can see exactly what you are paying for. A vague estimate is almost always hiding something.

Note: some roofers call this document a “proposal” and some call it an “estimate.” Either way, it means the same thing, and everything in this checklist applies.

Here is every line item a complete roof replacement estimate should include, what each one costs on the Eastern Shore, and the red flags that mean you should ask questions before you sign anything.

The 12 line items every roof estimate should include

1. Tear-off of existing roof (labor)

The cost to remove the old roof down to the wooden deck. This should specify how many layers are being removed (one or two) because a tear-off of two layers takes longer and costs more.

Typical cost: $1.00 to $2.50 per square foot

Red flag: A quote that says “tear-off included” with no layer count. You want to know if the roofer will be surprised by a second layer once they get up there.

2. Dumpster and disposal

The roofing debris has to go somewhere. This covers the dumpster rental and landfill dump fees. On the Eastern Shore, this is usually a 20 or 30 yard dumpster.

Typical cost: $400 to $800 total

Red flag: Not listed as a separate line. If disposal is “included” in the tear-off price, make sure it is actually priced in.

3. Roof deck inspection and repair

Once the old roof is off, the roofer should inspect the wooden deck underneath for rot, water damage, or delamination. Any bad wood has to be replaced before new shingles go on.

Typical cost: $65 to $85 per sheet of 4×8 OSB or plywood (for any sheets needed), charged after the fact if replacement is needed

Red flag: A quote that promises “no deck repair needed” without inspecting the roof first. No roofer can know this without tearing off the old shingles.

4. Ice and water shield

A waterproof membrane that goes directly on the roof deck at the eaves, valleys, and around penetrations. Required by Maryland and Delaware code on most residential roofs. Prevents ice dam and wind-driven rain leaks.

Typical cost: $75 to $120 per square (100 sq ft)

Red flag: Not on the estimate. Skipping ice and water shield at the eaves voids most manufacturer warranties on the Delmarva coast.

5. Synthetic underlayment

A synthetic (not felt) underlayment covers the rest of the roof deck under the shingles. Synthetic is more durable and more weather-resistant than traditional 15lb or 30lb felt.

Typical cost: $30 to $60 per square

Red flag: Quote specifies “felt paper” or “15lb felt.” Modern installs use synthetic. Felt is still allowed but is a downgrade.

6. Drip edge metal

Metal flashing installed at the eaves and rakes. Directs water off the roof and protects the edge of the deck. Required by code.

Typical cost: $2 to $3 per linear foot

Red flag: “Drip edge reuse” language. Reusing old drip edge is a sign of a budget shortcut.

7. Starter shingle strip

A specialized shingle installed along the eaves and rakes before the main shingles. Creates a proper seal and wind resistance at the edge.

Typical cost: $60 to $90 per square

Red flag: Missing from the estimate. Using regular shingles as starter strip (a common shortcut) cuts the manufacturer wind warranty in half.

8. Main shingle product and color

This is the big one. The estimate should specify the brand, product line, and color of the shingles. Not just “architectural shingles.”

Typical cost: $110 to $180 per square installed, depending on product

Example of good detail: “GAF Timberline HDZ architectural shingles, color: Charcoal, 130 mph wind warranty”

Red flag: “Architectural shingles” with no brand or product line. Different products have very different wind ratings, warranties, and lifespans.

9. Ridge cap shingles

Specialized shingles that go on the peak of the roof. Thicker and more durable than regular shingles. Sometimes a different product from the main roof.

Typical cost: $120 to $180 per linear foot

Red flag: Using cut-up field shingles as ridge cap. This voids warranty on most modern products and is a budget shortcut.

10. Ridge vent (or roof ventilation system)

Passive ventilation along the ridge of the roof, paired with soffit vents, to exhaust hot attic air. Required by code and necessary for shingle warranty.

Typical cost: $10 to $15 per linear foot

Red flag: “Reusing existing ridge vent” without inspection, or replacing shingles without a ventilation plan.

11. Flashing (chimney, step, valley, pipe, skylight)

Metal details that seal where the roof meets a chimney, wall, vent pipe, or skylight. Should be replaced during any full roof replacement.

Typical cost: $10 to $30 per linear foot for step and valley; $200 to $800 per chimney

Red flag: “Reusing existing flashings.” Old flashings often leak within 2 to 3 years of a new roof install. Insist on new metal.

12. Cleanup, magnetic nail sweep, and final inspection

The roofer should commit to a full yard cleanup, multiple passes with a magnetic rolling sweeper to catch dropped nails, and a final walkthrough with you.

Typical cost: Included in the quote (should not be an add-on)

Red flag: Missing from the estimate or vague “cleanup included” language.

What the total should look like

For a typical 25-square (2,500 sq ft) single-layer tear-off on an Eastern Shore home with GAF Timberline HDZ architectural shingles, the fair market range in 2025-2026 is:

Price point	What you are getting
Under $8,500	Almost always a red flag. Something is missing or uncredentialed.
$9,500 to $13,000	Normal market range for a GAF Certified contractor, full scope, 25-year or better warranty
$13,000 to $16,000	Premium product (designer shingles, coastal upgrades) or GAF Master Elite level warranty
Over $17,000	Custom architectural details, metal accents, multiple layers, or significant deck repair

If your quotes are all over this map, the scope is different, not the price.

5 red flags to watch for in any estimate

Red flag 1: The price is written on a business card or napkin

An estimate should be a typed document with your address, the roofer’s license number, a detailed scope, and a total. If the roofer hands you a handwritten number on paper, walk away.

Red flag 2: Deposit over 10%

Maryland and Delaware have no legal cap on roofing deposits, but industry standard is 10% or less at signing, with additional draws tied to material delivery and completion. A 50% deposit is a significant warning sign.

Red flag 3: “We can save you your deductible”

This is illegal in both Maryland and Delaware. Any roofer who offers to waive, absorb, or rebate your insurance deductible is breaking state law and may also be committing insurance fraud. Walk away immediately.

Red flag 4: Pressure to sign today

Any legitimate roofer will let you take the estimate home, review it, and come back. “Today only” pricing is a high-pressure sales tactic, not a legitimate discount.

Red flag 5: No proof of license, insurance, or certification

Before signing anything, verify:

• Maryland license: MHIC number at the Maryland Home Improvement Commission site
• Delaware license: active business license
• Insurance: general liability and workers’ comp (ask for certificates)
• Manufacturer certification: GAF Certified, CertainTeed, Owens Corning, etc.

Any contractor should provide these without hesitation.

How the G and Bros estimate looks

Every estimate we deliver includes all 12 items above, plus:

• Drone inspection photos of your current roof
• Written scope of work on company letterhead
• MHIC license number and Delaware license
• GAF Certified Plus credential documentation
• Product specification sheets for the exact shingles we will install
• Warranty terms in writing
• Financing options (2 to 7 year terms available)
• Insurance claim support details if applicable

See our roof replacement service for more, or request a free estimate to see what a full-scope estimate actually looks like.

Compare estimates apples to apples

When you get multiple quotes, lay them side by side and go through the 12 items above one at a time. If one estimate is missing items another has, it is not cheaper, it is just less complete. Ask the roofer to re-quote with the missing items added so you can compare properly.

If a roofer cannot or will not itemize the estimate, that is your answer.

Ready for a complete estimate?

We deliver a same-day drone inspection and a full itemized estimate, no pressure, no obligation. You will know exactly what you are paying for and why.

Ready to get a real roof replacement estimate? Contact G and Bros today for a free inspection. Call (410) 677-4975 or request a free estimate online.