How to compare metal roofing quotes, line by line

To compare metal roofing quotes fairly, put them on the same footing first: the same measured roof area, the same system, and the same scope of work, then compare price. Most of the gap between two quotes for the same house comes from what each one includes, not from one roofer being cheaper. Go through every quote line by line (system, gauge, finish, underlayment, tear-off, flashings, ventilation, snow retention, eavestrough, permits, payment schedule, warranty and exclusions), and treat anything missing as a question to ask, not a saving.

This is about reading quotes. If you are trying to work out what condition your existing roof is in, that is a different document, and what a roof inspection report actually tells you covers it. If you want to understand what drives the price in the first place, start with our Ontario cost guide.

Before you compare anything: lay them out side by side

Put the quotes next to each other and write the same list of line items down the left side of a page. For each item, mark what each quote says. Where a quote is silent, write “not stated”, not “included”. By the end you will usually find that the two cheapest quotes are missing the same three things.

Line by line

System and seam type

The quote should name the system: standing seam, metal shingle or exposed-fastener panel. If standing seam, it should say snap-lock or mechanical lock, and if mechanical, single-lock 90° or double-lock 180°. It should also say panel width and whether panels are one length ridge to eave or lapped.

A snap-lock roof and a double-lock roof are priced differently because they are different roofs, and a low-slope porch needs the second. Our snap-lock vs mechanical lock article explains why.

Gauge

24 or 26 gauge steel, or a stated aluminum thickness. A quote that says “heavy gauge” or “premium” without a number cannot be compared. 24 gauge costs more than 26, so a gauge left unstated often turns out to be the lighter one.

Finish: PVDF or SMP

PVDF (often sold as Kynar 500) holds colour and gloss much longer than SMP, and costs more. On a dark colour or a sunny, prominent roof, PVDF is the better buy. The quote should name the paint system, not just the colour. “Charcoal” tells you nothing about how charcoal it will be in 15 years. More in metal roof colours that hold up in Ontario.

Underlayment and ice and water shield extent

Two separate things. The field underlayment (usually synthetic) and the self-adhered ice and water membrane at eaves, valleys and penetrations. The quote should say how far up from the eave the membrane runs: code minimum, or further. On a roof with an ice dam history or deep shade, extra membrane coverage is one of the most useful things you can pay for. If one quote says “underlayment” and another specifies high-temperature membrane at a stated coverage, they are not the same line.

Tear-off or strap-over, and disposal

Is the old roof coming off, or is the metal going over it on strapping? Both are legitimate. Strap-over on one sound layer of shingles creates a ventilated cavity and removes tear-off labour and disposal. Tear-off is right when there are two layers, soft roof boards or moisture in the attic. The quote should say which, why, and whether disposal bins and landfill fees are included. Our article on metal roof over shingles explains the conditions.

Roof board replacement allowance

Nobody knows exactly what is under the shingles until they come off. A good quote states how replacement of damaged roof boards will be handled: a rate per sheet, a number of sheets included, or both. A quote that is silent on this has not removed the cost, it has moved it to a change order after the roof is open.

Flashings and penetrations

Count them on each quote: chimneys, skylights, plumbing stacks, vents, valleys, walls, dormers. Does the quote include a cricket behind a wide chimney, counterflashing into the masonry, new boots on stacks, step and kick-out flashing at walls? Are flashings custom bent for your roof or stock pieces? This is where cheap quotes most often save money, and where metal roofs most often leak.

Ventilation

Is the quote adding or changing anything: ridge vent, soffit intake, a strapped ventilated cavity, bathroom fan terminations? If you have had ice dams or attic frost, a quote that says nothing about ventilation is quoting the covering and ignoring the cause.

Snow retention

Is it included, where, and what type? On standing seam, guards should clamp to the seam without penetrating the panel. Look for retention mapped to entries, walkways, decks and parking, not blanketed across every plane. A quote with no snow retention may simply have left it for later, so ask.

Eavestrough

Included, excluded, or reused? Metal roofs shed snow in slabs that can tear a standard trough off. Some quotes include new eavestrough, some reuse the old, some leave it out entirely. See eavestroughs on a metal roof for the options.

Permits

Many straightforward re-roofs do not need a building permit, but some do, especially with structural work or a heritage designation. The quote should say who confirms it, who applies and who pays.

Timeline

A start window and an expected number of working days on site. A typical residential re-roof is a matter of days, not weeks, but weather, access and complexity change that. Be wary of a quote with no dates at all, and equally of one promising a start date that seems too good in peak season.

Deposit and payment schedule

How much up front, and what triggers each later payment? A reasonable deposit secures materials and a place in the schedule. Payments after that should follow finished work. A large deposit with nothing tied to progress puts all the risk on you. Ontario consumer protection rules generally require a written contract for home renovation work above a small threshold, and staged payments written into that contract are part of protecting yourself.

Warranty terms

Two warranties, both in writing: the contractor’s workmanship warranty and the coil manufacturer’s finish warranty. Compare what each covers, for how long, what voids it, and whether it transfers to a buyer. A longer number with vague terms is not better than a shorter one with clear terms.

Exclusions

Read this section first. It is where a quote tells you what it is not pricing: roof boards, chimney repointing, eavestrough, skylight replacement, permits, electrical for heat cable, removal of satellite dishes or solar. Two quotes with the same total and different exclusion lists are different prices.

Quick reference

Line item	What to look for	Why it matters
System and seam	Named system, seam type, panel width, full-length or lapped	Different systems are different roofs at different prices
Gauge	24 or 26 ga, or aluminum thickness, stated	An unstated gauge is usually the lighter one
Finish	PVDF or SMP named, plus colour	Decides how the roof looks in 15-20 years
Underlayment	Field type, membrane type and extent from eave	The real backstop against ice dams
Tear-off or overlay	Which one, why, disposal included or not	A large cost line that is easy to leave vague
Roof boards	Per-sheet rate or included allowance	Avoids a change order once the roof is open
Flashings	Each penetration listed, custom or stock	Where metal roofs actually leak
Ventilation	What is added or changed	A new covering does not fix an attic
Snow retention	Where, what type, seam-clamped	Safety over doors, walkways and cars
Eavestrough	New, reused or excluded	Often the hidden difference between totals
Permits	Who confirms, applies, pays	Avoids delay and surprise fees
Timeline	Start window, days on site	Tells you whether the price fits the schedule
Payment schedule	Deposit size, stages tied to finished work	Keeps the risk balanced
Warranty	Workmanship and finish, terms in writing	Two separate warranties, both should be written
Exclusions	Full list	Where same-looking totals stop being the same

How to normalise two quotes

Once you have the line-by-line list, make the quotes comparable.

1. Get them onto the same roof area

Roof area is not floor area, and different contractors measure differently. One may measure from a drone survey, another from a satellite image, another from the ground. If one quote is based on noticeably more or less roof than another, ask each roofer what area they measured and how. A real measurement includes pitch, overhangs and every plane, including porches and dormers. A meaningful difference in measured area explains a meaningful difference in price, and it may mean one quote missed a section of roof.

Do not divide the total by the area to get a per-square-foot number and compare those. That hides every scope difference you have just found.

2. Get them onto the same scope

Take the gaps you found and ask each contractor to price them. “Your quote does not mention ice and water membrane past the eave. What would it cost to run it to X?” “Is eavestrough included?” “What is your rate for a sheet of roof boards?” Ask for the answer in writing as a revised quote, not as a promise over the phone.

3. Then compare price

Now the totals mean something. The gap between two complete, like-for-like quotes is usually smaller than the gap between the original totals. What remains is the real difference in price, and it often comes from labour quality, detailing and how much each company stands behind the work.

4. Then compare the people

The questions for choosing a metal roofer cover the rest: who forms the panels, insurance and WSIB clearance, references in your area and how they handle the details.

When one quote is far below the others

Sometimes one company is simply more efficient. More often a much lower quote is missing scope, uses a lighter system, or was priced without anyone measuring the roof or checking the attic. Work through the list above. If you cannot find where the difference went, ask the contractor directly what they left out. A good one will tell you. If a price cannot be explained, it usually reappears later as change orders, or as a job that does not get finished.

Questions people ask

Why are metal roofing quotes so different for the same house?

Because they are usually quoting different roofs. Seam type, gauge, finish, membrane coverage, flashing detail, tear-off, eavestrough and snow retention can each move the total. Measured area and roof complexity add more. Once two quotes are normalised to the same area and scope, the gap normally narrows a lot.

Should I just take the middle quote?

Not by default. The middle quote can be just as incomplete as the cheapest one. Choose the quote whose specification you understand, whose scope matches what your roof needs, and whose company you trust to finish and stand behind it.

Is a per-square-foot price a good way to compare?

No. A per-square-foot number strips out everything that makes one quote different from another, and contractors measure area differently. Compare full written specifications on the same measured area instead. We do not publish a per-square-foot rate for that reason.

How long should a metal roofing quote be valid?

It varies with steel prices and the season. A quote should state how long it is valid and what happens if material costs change before the job starts. If it does not say, ask.

Can I get a rough range before anyone visits?

Yes. Our online range tool gives a whole-project range for your address in about 90 seconds. It is a planning number, not a quote. A real quote comes from a measured site visit or drone survey and a written specification.

If you have quotes in hand and want a measured one to put beside them, call 705-816-5282 or get in touch. Our written specification covers every line above, so it is easy to compare against whatever else is on your kitchen table.