How to Choose a Roofing Contractor You Can Trust
"The contractor says he is not licensed for roofing. So I guess he needs to find a roofer to take care if it and report it to his insurance?"
That is how one person in r/HomeImprovement put the fear behind this search: hiring the wrong person for a roof.
You don't have to judge a roofer's character. Ask every roofer for the same papers: a license your state or county can confirm1, proof of liability and workers' compensation insurance2, references2, and a written proposal with dates and payment procedures2. Drop anyone who dodges, and never pay the full amount up front1.
Quick answer:
- Confirm the license with your state or county government1, then ask for proof of insurance.
- Ask for liability and workers' compensation certificates2 and for client references you can call2.
- Get a written proposal2 that lists the work, start and completion dates, and payment procedures.
- Hold back payment: don't pay the full amount up front1.
On this page
Today you can do one thing that puts you in control: send every roofer the same request for papers. A message you can copy is below.
Does a booked-up roofer mean a good roofer?
Not by itself. A full calendar, a familiar name and a low price are signals you can see, but none of them is a paper you can check. One reply in r/Roofing holds that "A good roofing contractor will be fully booked". Price has the same trap: don't choose on price alone, and balance cost with reputation, workmanship and materials3. So instead of guessing, do your research the same way on every roofer.
Is the roofer licensed? Where to check
Confirm it with your state or county government1, not with the roofer's word. Not every state requires a roofing license. Georgia does not, but a legitimate roofing company there should still be able to provide proof of its credentials4. So check what your own state or county1 requires.
If your state requires a license1 and the roofer says he doesn't have one, move on to the next bid.
Proof of insurance: what to ask for and why
Ask for copies of the roofer's liability insurance and workers' compensation certificates, and make sure both stay in effect for the whole job2. In plain words, liability insurance relates to damage to your property, and workers' compensation to injuries to the crew.
The reason to ask: you need to understand who is responsible if property is damaged or someone is injured5.
With the insurance papers in hand, what else is worth asking before you hire? Questions to ask a roofer before hiring.
References and the written proposal
A good roofer should readily offer client references and a list of completed projects, and you can call those clients2 to ask whether they were satisfied. Ask whether the crew finished on the dates promised and came back when something needed fixing.
Then insist on a written proposal with complete descriptions of the work and specifications, start and completion dates, and payment procedures2. Two more things to ask for in writing: a price per sheet of decking (the wood under the shingles) in case the crew finds rot, and a signed change order before any extra work. Ask each roofer to show you a photo of every problem they say needs fixing. You can send this:
Please write in your proposal your license number, the start and end dates, what I pay at each stage, and the price per sheet for replacing damaged decking. Please also send your liability and workers' compensation certificates and two recent references.
If a roofer won't put this in writing, that is a big red flag, so move on to the next bid. Also ask each roofer to write down how long the workmanship warranty lasts and who to call if the work fails.
Once several proposals arrive, how do you set the prices side by side? How to get and compare roof quotes in writing.
How much should you pay up front?
Never the full amount. Don't pay the full amount for the project up front, and some states limit the down payment a contractor can ask for1. Ask your state or local consumer agency what the law allows in your area. Ask for payment stages in the proposal, and never make the final payment until the work is done1. A roofer who demands full payment upfront, or uses high-pressure sales tactics3, is one to avoid.
Red flags, and what changes if insurance is involved
- Pressure to sign today, or a demand for full payment up front.
- A roofer who knocks on your door unasked. After damage, photograph it6 and have your policy and deductible at hand. Then contact your insurance company or a roofer you choose, not one who shows up uninvited7.
- An offer to waive your deductible, the part of a repair you pay before insurance pays. In Texas it is illegal for a contractor to offer to waive a deductible or promise a rebate for it8, so that offer is a warning sign.
If you file a claim, the choice of roofer is still yours to check. A Washington homeowner has the right to select their own contractor9. Run the same papers on any roofer your insurer suggests.
Unsure whether a roofer who knocked on your door is legitimate? How to tell a real roofer after a storm.
Checklist to run on every roofer
- License confirmed with the state or county1, where one is required.
- Liability and workers' compensation certificates in hand, in effect through the job.
- References called, not just collected.
- A written proposal with the work, dates, payment stages and hidden-work prices.
- No full payment up front and no pressure to sign today.
One reply in r/Roofing boiled the job down to this: "choose the roofer with a real track record, references, proof of insurance, and a detailed contract".
Quick questions
What is the 25% rule in roofing?
In Florida, not more than 25 percent of a roof or roof section can be repaired, replaced or recovered in any 12-month period10. After that, the entire roofing system or section must be replaced to meet the code. Elsewhere it is local: in San Diego, more than 25% of the roof area replaced, altered or repaired within 12 months11 triggers a fire-rating requirement. Ask your roofer whether your job crosses your local threshold, and ask the local building department what applies now.
What is the best way to find a reputable roofer?
Ask people you know for names, then run the checklist above on each one to find a contractor you trust. A recommendation tells you where to start; the papers tell you whether to hire.
How many quotes should I get?
Enough to compare like with like. Ask each roofer to price the same work, so the numbers line up and a missing item stands out.
Does a manufacturer-certified roofer mean the warranty is solid?
A certification is a claim until you see it in writing. Ask for the warranty itself, and ask who pays if something fails: the manufacturer or the roofer.
Sources
1. Federal Trade Commission, How To Avoid a Home Improvement Scam
2. National Roofing Contractors Association, Selecting a Contractor
3. Insurance Institute for Business & Home Safety, Tips for Hiring a Roofing Contractor
4. State of Georgia, Consumer Ed, How do I know if a roofer is reputable or not?
5. Iowa Attorney General, Home Improvement & Contractor Tips
6. Triple-I (Insurance Information Institute), How to file a homeowners claim
7. North Carolina Department of Insurance, Avoiding predatory roofing scams
8. Texas Department of Insurance, Do you know the signs of a contracting scam?
9. Washington State Office of the Insurance Commissioner, Filing a homeowner insurance claim
11. City of San Diego Development Services, Information Bulletin 123
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