How to compare roofing quotes in Northern Virginia
Two proposals for one roof can describe two different jobs. Put the scope of work side by side first, and look at the total only after the lines match.
A quote is comparable only when the same work is written down. This page carries no prices on purpose: it gives the scope lines, the permit rules the offices publish, and what Virginia's contractor board and the FTC tell any homeowner to ask.
Jump to the 13 linesStart here
Why do two quotes for the same roof not line up?
Make sure all bids are based on the same set of specifications.
Virginia Board for Contractors, "What You Should Know Before You Hire A Contractor" (2017), section on bids; opened October 16, 2026.
So the first job is to turn each proposal into the same list. The FTC says a written estimate should name the work, the materials, the completion date and the price. Anything a proposal leaves blank is a question, not a saving.
The written scope
What should a roofing scope spell out, line by line?
Thirteen lines to hold against every proposal. Some apply only to flat or low-slope sections, to metal, or to a townhouse; mark those "not applicable" on your sheet and compare the rest.
- 1. Replace or recoverVirginia's reroofing text does not allow a new covering over the old where the old roof is water soaked or deteriorated, or already holds two or more coverings. Ask which the proposal is and what was found under the old roof.
- 2. Product named on its data sheetThe model building code says coverings go on following the maker's approved instructions. Ask for the data sheet and those instructions. "Quality shingles" names nothing. For flat membranes the code's table lists sheets by ASTM standard, so ask which one.
- 3. Slope and drainageFor a flat section, ask how water leaves: drains, scuppers, an overflow route, and what is planned for water that already stands. The roofing manufacturers' association defines ponding as water that remains 48 hours or longer.
- 4. Wind uplift ratingSPRI says sheet membranes are rated by uplift resistance. Ask for the test listing of the whole assembly, and for edge metal tested to ANSI/SPRI/FM 4435/ES-1 on low-slope roofs.
- 5. Fire classificationThe model code tests roof assemblies to ASTM E108 or UL 790. Ask for the classification of the assembly specified, not of the material name alone.
- 6. SeamsOn a flat membrane, ask how seams are joined and who checks them. Heat-welded sheets and tape or adhesive sheets are different work; our flat roof page explains the difference.
- 7. Flashings and edge metalVirginia bars reusing vent flashing, edge metal, collars and counter-flashing that are rusted, damaged or deteriorated. Ask for the list of what is replaced.
- 8. PermitAsk who applies, or which exemption the contractor relies on. The next section gives the office pages.
- 9. InsulationVirginia's energy provisions apply to a roof replacement above 75 percent or 30,000 square feet of roof area, whichever is less, where insulation sits entirely above the deck. Ask whether the job falls under that.
- 10. Cold-weather planFor modified bitumen, an SPRI paper says ambient temperatures of 40 F or below can alter installation characteristics. Ask what the crew does on a cold day.
- 11. Metal detailsFor metal, ask for panel type, the slope the product needs against your roof's slope, fasteners compatible with the panel metal, and venting against condensation. The metal section of our materials guide covers the types.
- 12. Maintenance expectationsSPRI advises inspecting low-slope roofs at least twice per year and after any major storm, with drains kept clear. Ask what the proposal expects of you.
- 13. Promises about lifespanSPRI states that no guarantee of length of life of any roofing product can be made. Ask for any such promise in writing, from the maker or the contractor, with its conditions.
Line 8 in detail
Who pulls the permit, and what do the offices say?
These are the offices' own words, opened October 16, 2026. An office answer for your parcel outranks this table.
| Place | What the page says | Ask the proposal to state |
|---|---|---|
| Virginia, statewide code | Replacing "an unlimited amount of roof covering" in Group R-3, R-4 or R-5 needs no permit outside areas above 100 mph nominal design wind speed. Other groups: 100 square feet or less. A permit is issued anyway if the owner's agent asks. | The building's group and the exemption relied on. The code lets a building official require a permit in a local historic district or a special flood hazard area. |
| Fairfax County | No permit for "Replacement of roof shingles" and for less than 100 square feet of roof covering. Roof repairs sit among work that does need one. Roof plywood replacement is exempt below 256 square feet unless fire rated, "such as townhomes". | Whether the job is a replacement or a repair, and whether any decking is being replaced. |
| Montgomery County, MD | "Roof (covering only)" is on the list where you "most likely will not need a permit". Municipality and association rules are not included. | Which municipality or association applies, and who contacted it. |
| Washington, DC | Unless you are in a historic district, replacement in kind of "Roofing and coping" needs no permit. In kind means like material replicating the existing feature in proportion, appearance, texture, design, detail and dimensions. | Whether the new roof is in kind, and the historic status of the address. |
Virginia also asks anyone who applies for a permit to show a state contractor license or to file a written statement that they are not subject to licensure. The Board for Contractors tells homeowners to settle the permit duty in the contract, and not to start until the contractor hands over the issued permit. For place-by-place detail, see the service areas pages, for example Fairfax, Arlington, Rockville and Washington, DC.
A request that you obtain the permit yourself deserves a pause
The Board for Contractors says anyone who tries to talk you into getting your own building permit is not doing you any favors. The FTC lists a request that you get the required permits among scam tactics. Ask your insurer and the permit office what they require for your address.
Before you sign
What belongs on the paper you sign?
1. Check the name
The Board's consumer sheet says to verify that a contractor holds the right license for the work before signing, with the license number written into the contract. Its License Lookup tool shows status and discipline history.
2. Read the terms
For residential contractors under the Board, Virginia's regulation lists minimum contract contents: start and estimated completion dates, a total cost statement, the payment schedule, the materials and work listed, cancellation rights, and signed written changes.
3. Keep the file
The Board advises payments that never run ahead of the work, no payment in cash, nothing paid in full before the work is complete, and one file for contract, change orders and receipts.
The FTC adds that a contract signed in your home or away from the seller's permanent place of business should carry a written statement of your right to cancel within three business days. It also advises asking for proof of insurance. The Board recommends an initial down payment of about 10 percent of the contract, higher only for custom-made items. None of this is legal advice; the Board's sheet says the same of itself.
Next reading
Where to read more once the lines match
- Replacing a whole roof: the roof replacement page explains what a tear-off job involves.
- A leak or one damaged area: the roof repair page covers repair work, which Fairfax County sorts differently for permits.
- Choosing a material: the materials guide compares coverings, and the metal roofing page shows who approves a metal roof where.
FAQ
Questions about comparing roofing proposals
How many written roofing proposals should I collect?
The Virginia Board for Contractors advises at least three, all based on the same specifications, and the FTC advises multiple estimates. Three gives you a spread to question, not a rule for what the middle one means.
Is the lowest proposal a warning sign?
Neither agency calls it one automatically. The Board says do not automatically accept the lowest, and the FTC says ask for an explanation of a big difference. Compare the 13 lines to find what the low one leaves out.
What does Virginia require in a residential contract?
The Board's regulation for residential contractors lists start and estimated completion dates, total cost, payment schedule, materials and work, permit compliance, cancellation rights and written changes. Check the regulation text for the full list.
How big a deposit is reasonable?
The Board's current consumer sheet recommends about 10 percent of the contract, or about 30 percent if custom-made items are needed. The FTC says not to pay the full amount up front.
Should I apply for the roofing permit myself?
The Board warns against being talked into it, and the FTC names it as a scam tactic. A permit applicant in Virginia must show a license or file a statement that none is required, so ask your permit office how it handles owner applications.
Can I cancel a roofing contract I signed at my kitchen table?
The FTC says such a contract should include a written statement of a right to cancel within three business days. Ask for that statement in writing, and ask the Virginia Attorney General's consumer office if you are unsure.
Two proposals disagree on replacing or covering over the old roof. Who is right?
Check the code text. Virginia bars a recover over a water-soaked or deteriorated roof and over a roof with two or more coverings. Ask each contractor what they found, and ask the permit office which applies.
Sources opened for this checklist
Checked October 16, 2026: Virginia Board for Contractors, statement of consumer protections; Virginia consumer guides for contractors; 18VAC50-22-260; FTC, How To Avoid a Home Improvement Scam; 13VAC5-63-80; 13VAC5-63-433.3; 2021 International Building Code, chapter 15; Fairfax County, when a permit is required; Montgomery County DPS, home improvements; DC Department of Buildings, get a permit; SPRI FAQ. The Virginia text governs Virginia work; the model code is shown only where Virginia's text matches it.
Talk through the next step
Bring us the quotes you are holding
Tell us the address and which items on the checklist your proposals leave blank. We will point you to the office or document to read first.
9220 Topaz St, Fairfax, VA 22031
Mon to Fri 7 AM to 8:30 PM, Sat 7 AM to 8 PM, closed Sunday