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How to Choose a Roofing Contractor: Complete Guide 2025

Selecting the right roofing contractor is as important as choosing quality materials. A skilled, reputable contractor ensures proper installation, warranty protection, and long-lasting results. Use our roof cost calculator to get estimates, then follow these expert tips to find the best contractor.

Essential Contractor Requirements

✓ Valid license and insurance (liability + workers' compensation)
✓ Local business with established reputation (5+ years preferred)
✓ Written warranty on labor (minimum 5-10 years)
✓ Detailed written contract and itemized estimate
✓ Proper permits and inspections included
✓ Manufacturer certifications for materials used

Why Choosing the Right Contractor Matters

Your roofing contractor can make or break your roof replacement project. Even premium materials fail when improperly installed, while quality contractors can maximize the performance and lifespan of standard materials.

The Cost of Poor Contractor Choices

Failed installation: Leaks, premature wear, structural damage
Voided warranties: Manufacturer warranties require proper installation
Safety hazards: Improper removal or construction can cause injury
Legal issues: Unlicensed contractors leave you liable for accidents
Financial loss: Poor work requires expensive repairs or complete replacement
Insurance problems: Claims denied if work wasn't permitted or properly done

Investing time in contractor selection protects your $10,000-$30,000+ roofing investment and ensures decades of reliable protection.

Step 1: Verify Essential Credentials

License Requirements

Most states require roofing contractors to hold a valid contractor's license. This ensures they've met minimum competency standards and provides consumer protection.

What to Verify

• Valid state/local contractor license number
• License is current and not expired
• No disciplinary actions or complaints
• Specialization in roofing (not just general contractor)
• Check your state's contractor licensing board website

Insurance Coverage

Proper insurance protects you from liability if workers are injured or property is damaged during your project.

Required Insurance Types

General Liability Insurance

Minimum $1 million coverage. Protects against property damage and injuries to third parties.

Workers' Compensation Insurance

Required for employees. Covers medical costs and lost wages if workers are injured on your property.

Vehicle Insurance

Commercial auto coverage for company vehicles used on job sites.

Critical: Always request current certificates of insurance directly from the contractor's insurer. Never accept photocopies or contractor-provided documents that could be falsified.

Manufacturer Certifications

Top manufacturers certify contractors who meet their installation standards. Certified contractors often provide enhanced warranty coverage.

GAF Master Elite: Top 3% of roofing contractors (for GAF materials)
CertainTeed SELECT ShingleMaster: Elite certification for CertainTeed products
Owens Corning Platinum Preferred: Highest tier for Owens Corning
IKO Shieldpro Plus Contractor: Enhanced warranty for IKO installations

Step 2: Research Reputation and Reviews

Where to Check Reviews

Google Business Reviews

Look for: 4.5+ stars with 50+ reviews

Most authentic reviews. Check for detailed responses to negative feedback.

Better Business Bureau (BBB)

Look for: A+ or A rating

Shows complaint history and resolution patterns.

Angi (formerly Angie's List)

Look for: Highly rated with verified reviews

Detailed ratings on price, quality, responsiveness, punctuality.

HomeAdvisor / Thumbtack

Look for: Top-rated pro status

Background-checked contractors with customer reviews.

Red Flags in Reviews

🚩 Pattern of complaints: Same issues mentioned repeatedly (poor communication, delays, quality)

🚩 Unresolved disputes: Contractor doesn't respond to or address negative reviews

🚩 Too-perfect reviews: All 5-stars with generic language may indicate fake reviews

🚩 Recent surge of reviews: Sudden influx of positive reviews may be manipulation

🚩 BBB complaints unresolved: Shows unwillingness to make things right

Local Reputation Checks

• Ask neighbors who recently had roofing work done
• Request references for jobs completed 1-3 years ago (not just recent)
• Drive by completed projects to see quality and appearance
• Check with local building department for complaint history
• Verify they're established locally (not fly-by-night storm chasers)

Step 3: Get Multiple Detailed Estimates

The 3-5 Quote Rule

Get written estimates from at least 3-5 contractors. This helps you understand fair market pricing and compare offerings. Never make a decision based on a single quote.

What a Good Estimate Includes

1. Detailed Scope of Work

• Complete tear-off and disposal specifications
• Deck inspection and repair allowance
• Underlayment type and coverage
• Roofing material brand, type, and color
• All accessories (drip edge, vents, flashing, boots)
• Gutter work if included
• Cleanup and disposal procedures

2. Itemized Pricing

• Materials cost breakdown by component
• Labor costs
• Tear-off and disposal fees
• Permit and inspection fees
• Any additional charges or potential extras
• Total project cost

3. Timeline and Schedule

• Project start date
• Expected completion timeframe
• Weather delay policies
• Crew size and schedule

4. Warranty Information

• Manufacturer's material warranty details
• Contractor's workmanship warranty (minimum 5-10 years)
• Enhanced warranty options if available
• Warranty transferability

5. Payment Terms

• Deposit amount (never more than 10-20%)
• Payment schedule tied to milestones
• Final payment terms (due after inspection/completion)
• Accepted payment methods
• Financing options if offered

Comparing Estimates Effectively

Don't simply choose the lowest bid. A significantly low estimate may indicate:

• Inferior materials or substitutions
• Shortcuts in installation process
• Unlicensed or uninsured labor
• Missing components (underlayment, ventilation, etc.)
• Contractor desperation or financial instability

Likewise, the highest bid isn't necessarily the best. Look for contractors in the middle range who provide detailed explanations of their pricing and process.

Step 4: Ask the Right Questions

A thorough interview helps you assess contractor competence, professionalism, and compatibility with your project needs.

Essential Questions for Every Contractor

Experience and Qualifications

❓ How long have you been in business locally?
❓ How many roofs do you install per year?
❓ What manufacturer certifications do you hold?
❓ Are you licensed, bonded, and insured? (Request proof)
❓ Do you have experience with my specific roofing material?

Project Specifics

❓ Will you handle all permits and inspections?
❓ What underlayment do you recommend for my climate?
❓ How will you protect my landscaping and property?
❓ What happens if you discover deck damage during tear-off?
❓ How do you handle weather delays?
❓ Will you use subcontractors? If so, are they insured?

Quality and Process

❓ What roofing material brands do you recommend and why?
❓ How do you ensure proper ventilation?
❓ What is your installation process from start to finish?
❓ How do you handle cleanup and disposal?
❓ What makes your installation superior to competitors?

Warranty and Support

❓ What workmanship warranty do you provide?
❓ Is your warranty transferable if I sell my home?
❓ How do I contact you if there's a problem after installation?
❓ Do you offer any maintenance programs?
❓ What enhanced warranty options are available?

References and Portfolio

❓ Can you provide references from recent projects?
❓ Do you have before/after photos of similar roofs?
❓ Can I see an in-progress job site?
❓ Have you completed projects in my neighborhood?

Trust your instincts: If a contractor seems evasive, unprofessional, or reluctant to answer questions, move on. Communication issues now will worsen during your project.

Step 5: Recognize and Avoid Red Flags

Critical Warning Signs

🚨 Demands Large Upfront Payment

Never pay more than 10-20% deposit. Contractors requesting 50%+ upfront may take your money and disappear or lack proper cash flow.

🚨 No Physical Address or Local Presence

Storm chasers with out-of-state licenses and P.O. boxes disappear after installation. Verify physical office location.

🚨 Pressure Tactics and "Today Only" Deals

Legitimate contractors don't need high-pressure sales. "Sign today or lose this price" is a classic scam tactic.

🚨 No Written Contract

Always insist on detailed written contract. Verbal agreements are unenforceable and leave you unprotected.

🚨 Can't Provide Insurance Certificates

Unlicensed or uninsured contractors leave you liable for injuries and property damage. Always verify current coverage.

🚨 Offers to "Handle" Your Insurance Claim

Public adjusters are regulated separately. Contractors offering to negotiate with your insurance may be committing fraud.

🚨 Cash-Only Payment Required

Cash payments eliminate paper trail, prevent dispute resolution, and suggest tax evasion. Use credit card or check.

🚨 Offers to Skip Permits

Unpermitted work voids warranties, violates building codes, creates liability, and reduces home value. Never acceptable.

🚨 Door-to-Door Solicitation After Storms

While some legitimate contractors canvass after storms, many are scammers. Always verify credentials thoroughly.

🚨 Significantly Lower Bid Than Others

If one bid is 30%+ lower than all others, there's a reason. Likely cutting corners, using inferior materials, or planning to add charges later.

Step 6: Review and Sign a Solid Contract

A comprehensive written contract protects both you and the contractor. Never begin work without a signed contract that includes these elements:

Essential Contract Components

1. Contractor Information

• Full legal business name
• Physical address (not P.O. box)
• License number
• Contact information

2. Detailed Scope of Work

• Complete tear-off specifications
• All materials with brand names, types, and colors
• Underlayment and accessories specifications
• Ventilation work included
• Cleanup and disposal procedures
• What's NOT included (exclusions)

3. Project Timeline

• Start date
• Estimated completion date
• Working hours and days
• Weather delay provisions
• Penalties for delays (if applicable)

4. Payment Schedule

• Total project cost
• Deposit amount (10-20% maximum)
• Progress payment milestones
• Final payment amount and timing
• Change order procedures and pricing

5. Warranty Terms

• Manufacturer warranty specifics
• Contractor workmanship warranty duration
• What's covered and excluded
• Warranty claim procedures
• Transferability terms

6. Insurance and Permits

• Confirmation of liability insurance
• Workers' compensation coverage
• Permit responsibility and costs
• Inspection requirements

7. Additional Provisions

• Cancellation policy and penalties
• Dispute resolution procedures
• Lien waivers from subcontractors
• Site protection and safety measures
• Who's responsible for damages

Before You Sign

✓ Read the entire contract carefully
✓ Ensure all verbal promises are written in the contract
✓ Clarify any confusing language or terms
✓ Verify all specifications match your expectations
✓ Consider having an attorney review major contracts
✓ Get a signed copy for your records

Step 7: Monitor Progress During Installation

Stay Involved Throughout the Project

While you hired professionals, staying engaged ensures quality work and addresses issues promptly.

Communication

• Establish a primary point of contact
• Request daily progress updates
• Document all conversations and decisions
• Address concerns immediately, not after completion

Quality Checks

• Inspect deck condition after tear-off
• Verify correct materials are delivered
• Check underlayment installation
• Observe flashing installation around penetrations
• Review ventilation components

Site Management

• Ensure dumpster is properly positioned
• Verify landscaping protection is in place
• Check that crew maintains safe work practices
• Confirm daily cleanup is performed

Final Inspection Checklist

Before making final payment, conduct a thorough inspection with the contractor:

✓ All shingles properly aligned and secured
✓ Ridge caps and hip caps installed correctly
✓ Flashing properly installed around chimneys, vents, and skylights
✓ Gutters and downspouts functioning (if part of project)
✓ Ventilation components installed per specifications
✓ No visible debris or damage to property
✓ Attic inspected for proper ventilation and no leaks
✓ All permits closed and inspections passed
✓ Warranty documents provided
✓ Final cleanup completed to your satisfaction

Withhold final payment: Keep 10-20% of contract price until all work is complete, inspections pass, and you're fully satisfied with the installation.

Step 8: Post-Installation Best Practices

Protect Your Investment

Document Everything

• Take detailed photos of completed roof
• Store all warranty documents safely
• Keep copies of permits and inspection reports
• Save all receipts and payment records
• Document contractor contact information

Register Your Warranty

• Register manufacturer warranty within required timeframe
• Keep registration confirmation
• Note warranty expiration dates
• Understand claim procedures

Schedule Regular Inspections

• Inspect roof twice yearly (spring and fall)
• Check after major storms
• Look for loose shingles, debris, or damage
• Clear gutters and downspouts
• Document condition with photos

Maintain Your Roof

• Remove debris and moss promptly
• Trim overhanging tree branches
• Ensure proper attic ventilation
• Address minor issues before they become major
• Never pressure wash or walk on roof unnecessarily

If Problems Arise

1. Contact contractor immediately - Most issues are resolved quickly by the installing contractor
2. Document the issue - Photos, dates, and detailed descriptions
3. Review warranty terms - Understand what's covered
4. Put requests in writing - Email or certified letter creates paper trail
5. Escalate if necessary - Contact manufacturer, licensing board, or attorney

Quick Reference: Contractor Selection Checklist

Print This Checklist

Before Hiring:

□ Verified license and insurance
□ Checked online reviews (4.5+ stars)
□ Verified BBB rating (A or better)
□ Got 3-5 written estimates
□ Checked references
□ Visited completed projects
□ Asked all critical questions
□ Reviewed detailed contract
□ Verified manufacturer certifications

During Project:

□ Verified permits obtained
□ Inspected deck after tear-off
□ Confirmed correct materials delivered
□ Monitored installation quality
□ Documented any issues
□ Withheld final payment until complete
□ Conducted final walkthrough
□ Verified inspections passed
□ Received warranty documents

Frequently Asked Questions

How many estimates should I get for a roof replacement?

Get at least 3-5 detailed written estimates from licensed contractors. This helps you understand fair market pricing and compare quality, materials, and warranties offered.

Should I choose the lowest bid?

Not necessarily. The lowest bid often indicates inferior materials, shortcuts, or hidden costs. Choose contractors in the middle pricing range with strong reviews, proper credentials, and detailed contracts.

What licenses and insurance should a roofing contractor have?

Required: valid state/local contractor license, general liability insurance (minimum $1M), and workers' compensation insurance. Request current certificates directly from the insurer, not the contractor.

How much deposit should I pay upfront?

Never pay more than 10-20% as a deposit. Contractors requesting 50% or more upfront may be financially unstable or dishonest. Withhold 10-20% until final inspection and completion.

What red flags should I watch for when hiring a contractor?

Major red flags: large upfront payments demanded, no physical address, pressure tactics, can't provide insurance, offers to skip permits, cash-only payments, or significantly lower bids than competitors.

Do I need a written contract for roof replacement?

Absolutely. Never begin work without a detailed written contract including scope, materials, timeline, payment schedule, warranties, and insurance verification. Verbal agreements are unenforceable.

How do I verify a contractor's license and insurance?

Check license status with your state's contractor licensing board website. Request certificates of insurance directly from the contractor's insurance company, not from the contractor themselves.

What should I look for in online reviews?

Look for 4.5+ star average with 50+ reviews on Google. Read both positive and negative reviews. Check how contractors respond to complaints. Verify reviews on multiple platforms (BBB, Angi, etc.).

Should I hire a contractor who knocks on my door after a storm?

Be cautious. While some legitimate local contractors canvass after storms, many are unlicensed scammers or "storm chasers" who disappear after taking payment. Always thoroughly verify credentials.

What warranty should a roofing contractor provide?

Minimum 5-10 years workmanship warranty on labor. Top contractors offer 10-25 year workmanship warranties. This is separate from manufacturer material warranties (20-50+ years).

Ready to Find Your Roofing Contractor?

Now that you understand how to choose a quality roofing contractor, start by getting accurate cost estimates for your project. Our roof cost calculator helps you understand fair pricing before you begin getting contractor quotes.

Get Your Free Roof Cost Estimate

Calculate your roof replacement cost and connect with pre-screened, licensed contractors in your area. Our roof cost calculator provides instant estimates based on your specific needs.

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