Roofing estimates: are my expectations too high?

[Daniel Lempa]

I purchased a duplex in June in the South Jersey area to house hack with the expectation that the roof would need to be fully replaced, including decking. I also have a dead chimney that I want to be brought below the roofline. It's a 2 story building (~2500 sq. ft.), approx. 25 squares and would require ~70 sheets of plywood based on an estimate that I was provided. The existing decking is cedar wood that would need to be disposed. Nothing extraordinary about the sloping or structure of the roof.

I've received two estimates that were both north of $30k; I was anticipating $20k on the high end. To further complicate things, the two companies that have provided estimates, and a third that I attempted to book for an estimate, have flat out refused to provide a breakout of the total cost. Not even what they'd be charging for plywood.

Is this common practice to refuse providing line item estimates? I've had a roof replaced in the past, but it was 1/4 of the cost of what I'm being quoted, so I didn't inquire as much about cost breakout. I understand that they need to make money and I don't mind paying if it can be justified, but I'm having a hard time reconciling the cost with the amount of work that's required. My CPA also advised that I should be requesting itemized invoices for any work done, but these companies only want to provide scope of work and slap total price at the bottom of the page, so my concern is that I could be getting gouged on materials.

Wanted to ask for opinions on reasonable expectations for what's provided on an estimate, especially considering the price range I'm being quoted.

Thank you.

[JD Martin]

I think in the last 7 or 8 years I've done 12 roofs with 4 different contractors. Not one provided a line item breakdown of materials and labor. Job price only, all materials & labor included. The cushion is either their bonus for being good at estimating and getting the work done fast or their loss for missing things on the walk around. Every contractor I've used has walked the entire roof, where they're looking for soft spots, extra flashing work, intrusions (pipe boots, chimneys, skylights, etc), and the like. 

The only way you know if it's a good price is to get experience and bids. If all the professional bids you get are within 10% of each other you know that's your local going rate. If they are all over creation you need to do more investigative work.