This is a common and constant struggle for many home and business owners. You get three to five estimates for your roof replacement or repair, and the pricing can vary by as much as 50% between the most expensive and the cheapest contractor. This wide range only adds confusion for most property owners. Often, the only item they feel they can compare is the actual roofing product and brand name being installed—which is often the least important factor.

We have found there are five key factors that cause this level of confusion and price fluctuation:

Confusion over the true product being purchased.
Incomplete or vague scopes of work in contracts (omissions).
Confusion between independent installers and actual, established companies.
Confusion on the actual long-term protections the homeowner is purchasing.
Unethical or “bad” contractors.

The number one oversight made by most homeowners is not understanding the actual product they are purchasing. They believe the product they are buying is the shingle or flat roofing material going on their home. It is not. The true product you are purchasing is the craftsmanship of the contractor installing that system. That is why we always recommend: Do not compare the shingles being installed; compare the scope of work being installed.

The unfortunate reality is that most of the time, the companies offering the best craftsmanship and the best long-term protections for a homeowner are often the most expensive on day one. However, when you look over the lifecycle of that roofing system (meaning how long the roofing system actually lasts), those contractors who required the largest initial investment are often the cheapest over the life of the roof. This is because these are the roofs that have the fewest warranty repairs and last the longest.

Bad Scopes of Work & Contract Omissions

Incomplete or bad scopes of work on contracts is a completely different issue that significantly drives these pricing fluctuations. When we review scopes provided to clients who are concerned about a pricing difference, it is very common to see entire critical components of the scope either being omitted or only vaguely referenced in the contract. This is a huge problem. Your proposal is your only defense as a homeowner. If it is not clearly spelled out in the contract, you do not have any legal recourse to hold the contractor accountable. Trusting, “Well, the salesman said that was included,” is a sure way to have a bad outcome. Often, these poor contracts are not intentionally deceptive; they are simply a result of a lack of knowledge from the salesman or inspector who came out to your home. It’s why we always offer our Apples to Apples Guarantee.

Independent Installers vs. Actual Companies

Another big driver in cost difference between contractors is the false assumption that all roofing contractors are actual, established companies. The reality is there are over 1,000 roofing contractors listed in the Metro Detroit area. The vast majority of these so-called companies are just independent installers in disguise. They operate out of their homes, write contracts with warranties they cannot possibly service, but bank on their low cost to get them the job. By comparison, a real, established company like Four Seasons Kanga Roof is going to have a brick-and-mortar location, they will have an actual warranty department and process, and they don’t have the ability to close one day as “Bob’s Roofing” and open the next as “Robert’s Roofing.” We are not here to put down these contractors, but it’s important a homeowner knows exactly what they are getting. By going with a real company, you will get great communication, on-site project management, and reliable long-term protections that the company can actually service.

Understanding Long-Term Protections and Warranties

Speaking of long-term protections, the next common issue is confusion about what the actual warranties and protection are. The key here is for homeowners to understand that, as a rule, craftsmanship warranties or guarantees come directly from your roofing company, and your product warranties come from the manufacturer. The other key point is that if all you are receiving is a standard “lifetime warranty,” the odds are it is not covering very much. To learn more about the critical differences in these warranties and what is actually covered, check out our blog breaking it all down at https://kanga-roof.com/2025/11/20/understanding-the-difference-labor-vs-material-warranties-on-your-roof/.

The Bad Actor Contractor

Lastly, and sadly one of the most common issues that cause pricing discrepancies is the bad actor, or intentionally unethical contractor. Yes, they do exist, and yes, they are more common than we like to think. These bad actors can appear on both sides of the pricing spectrum: really high and really low.

The Really Low Guys take on work with a dirt-cheap price and never have any intention of actually following the scope of work they proposed. They reuse materials and take shortcuts wherever they can, often leading to even bigger financial problems for the homeowner once those shortcuts inevitably fail. Worse, there is often not much the homeowner can do because these contractors seem to vanish in the night once they are paid.
The Really High Guys overcharge the client and then do everything they can—between deceiving contract language and outright denying legitimate warranty claims—to avoid responsibility when problems arise.

What Are You, the Homeowner, Supposed to Do?

Your research. We strongly advise you to research your contractor thoroughly before even calling them out for an estimate.

Are they accredited with the Better Business Bureau (BBB)?
How long have they been in business?
Do they have social proof available online (before-and-after photos, client testimonials, reviews, etc.)?
Do they provide proof of their license, insurance, and manufacturer certifications for homeowners?

Businesses that cannot easily provide you with these essential resources should be major red flags for any consumer.

Our best advice is to call Four Seasons Kanga Roof and allow our team to provide you with a full inspection and a transparent proposal. We can then, if needed, walk you through an Apples to Apples scope review against other bids. Now, with that said, if you are dead set on getting the absolute lowest price, period, then we would encourage you to call someone else. We are open with all of our clients: We tend to float around a 7-8 out of 10 when it comes to pricing in the Metro Detroit marketplace, but we also know we deliver more value and long-term protection than our competitors who charge a 9 or a 10.

If you want the best roof at the best value for the scope being provided, and you want true peace of mind, then give our team a call at 586-566-0308 or schedule your appointment directly online at https://kanga-roof.com/schedule-inspection-now/. We would love the opportunity to earn your business.

I sincerely hope this article has helped inform you about what causes the wide pricing variances from contractor to contractor and that you feel better equipped to begin this journey yourself.

Sincerely,

Bill Burkhardt, Jr.

VP of Marketing – Four Seasons Kanga Roof

Why Do Roofing Prices Vary So Much Between Contractors?

YOUR ROOF MATTERS.