What Factors Affect Roofing Estimates?

A Michigan Homeowner’s Guide to Understanding Your Roof Quote

If you’ve started shopping around for a new roof in Southeast Michigan, you might be surprised by how much roofing estimates can vary from one contractor to the next. One company might quote $8,000, while another gives you a price closer to $14,000. So, what’s behind the difference?

At Lake Effect Exteriors, we believe you deserve clear, honest answers. A roofing quote isn’t just a flat number. It’s based on the unique details of your home, the materials you choose, and what the project actually involves. In this post, we’ll break down the key factors that affect roofing costs so you can make an informed decision.

1. Roof Size and Design

The size of your roof matters, but the layout makes a big difference too.

A simple, low-pitched roof will usually cost less than a complex roof with steep angles, dormers, valleys, or skylights. Roofs with more features take longer to install, require more materials, and add to the total labor cost.

2. Roof Pitch (Steepness)

The steeper your roof, the more effort and safety precautions are needed.

A walkable roof allows crews to move around easily. On the other hand, steep-pitched roofs require special harnesses or scaffolding, which slows down the work and increases labor costs.

3. Tear-Off vs. Layover

Are we removing the old shingles or installing new ones over the existing roof?

• A tear-off means removing the old layers, inspecting the decking underneath, and hauling away the debris. This adds to the cost but provides a clean surface for the new roof.

• A layover skips removal and installs new shingles on top of the old ones. While this is cheaper upfront, it may shorten the life of your roof and could void your manufacturer’s warranty.

In most Michigan cities, you’re only allowed to have two layers. If you already have two, a full tear-off is required.

4. Roof Decking Condition

Once the old shingles are removed, we inspect the roof decking below. If the wood is soft, warped, or rotted, it needs to be replaced.

Decking is replaced by the sheet, and while we can’t always tell until the tear-off, we’ll always show you photos and explain what repairs are necessary.

5. Material Type and System Options

The roofing material you choose has a big impact on the final price.

• 3-tab shingles are the most affordable but have a shorter lifespan.

• Architectural shingles, like Owens Corning Duration®, cost more but offer longer durability, better wind protection, and a dimensional look.

Other components like ice and water shield, ridge vents, and underlayment also add to the cost. These materials improve performance and are worth the investment, especially in Michigan’s climate.

6. Access and Jobsite Conditions

Not all homes are easy to work on. If we can’t park close to the roof, or if there are trees, fences, or tight spaces, it takes more time to remove debris and bring in materials.

These access issues add to labor time and affect the overall cost of the job.

7. Timing and Seasonality

Roofing is seasonal in Michigan. Peak demand runs from late spring through early fall.

Prices may be higher during these months due to increased demand. If you’re flexible, scheduling your roof replacement during early spring or late fall could help you save.

Bonus: Permits and Insurance

Every city and township in Michigan has its own permit requirements, and fees vary.

At Lake Effect Exteriors, we include permits in your quote. We are fully insured, which protects you and your home throughout the project. This might not affect your quote much, but it’s important for your peace of mind.

Final Thoughts

Your roofing estimate is based on more than just square footage. It reflects the condition of your current roof, the materials you choose, and how easily the project can be completed.

At Lake Effect Exteriors, we give detailed, transparent estimates. We explain everything, so you know exactly what you’re paying for and why. Whether you live in Livonia, Grosse Pointe, Ann Arbor, or nearby, we’re here to help protect your home with a roof that lasts.

💬 Ready to Get Started?

Schedule your free, no-pressure inspection and get an estimate you can trust.

📞 Call us at (313) 518-4258 or contact us here.