How do I read a roof quote?

A roof price comes from three things on the quote. The first is how many squares of roof you have. The second is what goes onto each square. The third is the fixed cost of the job, like the permit and the dumpster. Once you can read those three, you can compare any two quotes, in Orlando or anywhere else.

This guide is about reading a quote. For current Orlando prices by material and home size, plus repair prices, see roof replacement cost in Orlando.

What price range should an Orlando quote fall in?

Hold each quote up against our own numbers. We charge $12,000 to $22,000 for an architectural shingle roof, $26,000 to $48,000 for standing seam metal and $28,000 to $50,000 for concrete tile. TPO or modified bitumen on a flat section is $7 to $13 per sq ft, plus any insulation upgrade. The Orlando roof replacement cost page explains the home size behind those ranges and what they cover.

We do not quote a national average here. The national figures we found disagreed with each other, and we could not confirm one against its original source. Labor rates and local code requirements differ from state to state, so a national number tells you little about your own roof. Cost per square works in any market.

What unit do roof quotes use?

Quotes count in squares. Owens Corning's roofing guide defines a roofing square as 100 sq ft of roof, so a 2,400 sq ft roof is 24 squares, and it notes architectural shingles generally come three bundles to a square.

The square count on your quote will be larger than your floor plan suggests, because the roof slopes and hangs past the walls. Check it against your own number with our guide on how to measure roof squares.

How do I calculate cost per square from a quote?

Divide the total price by the number of squares on the quote. A hypothetical $18,200 quote for a 28-square roof works out to $650 per square. Do the same for every quote on the same house, then compare.

Two things can throw the number off.

1. Measured squares versus ordered squares. Some quotes list the measured roof. Others list the material ordered, which includes extra for cut waste. Dividing by the larger count makes a quote look cheaper per square than it is.
2. Fixed costs. The permit, dumpster and disposal cost about the same on an 18-square roof as on a 30-square roof. On a small roof they raise the per-square figure.

For reference, Assure-U's pricing data lists architectural shingle replacement at $450 to $750 per square, installed, with tear-off and permit included. To estimate your own roof from its size, pitch and material, use the roof cost calculator.

What should a roof quote include, line by line?

A complete Florida reroof quote usually covers each line below. If a line is missing, ask whether it is in the price or will show up later as an extra charge.

These lines match what Florida building departments ask roofers to document. Leon County's reroof scope of work form, used with the current 2023 code, asks for the product approval numbers of the roof covering and underlayment, the roof slope and the ventilation. It also asks whether flashing, drip edge and valleys are new or reused. For the final inspection, it requires photos of sheathing re-nailing and underlayment.

Why does Florida code add to the cost of a new roof?

State law sets a minimum scope for a reroof. Section 553.844 of the Florida Statutes says a roof replacement must incorporate secondary water barrier and roof deck attachment techniques. Both take labor and material, and both belong on the quote.

Deck attachment often means re-nailing. Lake County's re-roof permit checklist, citing section 706.7.1 of the Florida Building Code, Existing Building, says sheathing must be re-nailed on detached single-family homes built before March 1, 2002. It calls for nailing equivalent to 8d nails no more than 6 inches on center. If your home is older than that, expect a re-nailing line.

Our guide to Florida Building Code roof requirements explains each requirement in detail.

Do permit costs add to a new roof price?

Yes, and so does the paperwork. Per the City of Orlando's residential roof permit page, replacing or repairing a home's roof takes a building permit, and a job worth more than $5,000 also needs a recorded Notice of Commencement. Every full replacement in our price ranges clears that mark. Our Notice of Commencement guide covers who signs and records it.

Orange County's roof permit page sets the same $5,000 Notice of Commencement threshold for unincorporated areas. Neither page lists a fee amount, and fees vary by jurisdiction. Our Orlando and Orange County roof permit guide walks through the process.

How much deposit is normal for a new roof?

Florida sets no maximum. It sets a timetable instead. Under section 489.126 of the Florida Statutes, a first payment above a tenth of the price obliges the roofer to file for the permit within a month and begin within 90 days of getting it, absent a written extension or a good reason. On the quote, look for the deposit as a dollar figure and the event that triggers each later payment.

A deposit does not change the total price, but it changes your risk. Our guide to roofer deposits under Florida law covers what to do if work never starts.

Why are two roof quotes for the same house so far apart?

Usually because they price different work. Put each quote next to the table above. The common gaps are these:

• One quote includes a set number of decking sheets. The other prices decking only after tear-off.
• One counts ordered squares with waste. The other counts measured squares.
• One uses a full self-adhered membrane as the secondary water barrier. The other tapes the deck seams and uses standard underlayment.
• One leaves out the permit, the flashing or the ventilation.

Material is the other big swing. Our metal and tile ranges start above the top of our shingle range. Our shingle vs metal vs tile guide compares them for Florida weather.

If you already hold a quote, bring it to a free roof inspection. We will measure the roof ourselves and give you a line-by-line price you can set beside it.