Home Roofing Contractors – How to Vet + What to Ask

Hiring a contractor without vetting can expose you to subpar workmanship, safety risks on the job, and potential legal or liability issues if something goes wrong. You may also face surprises if the crew isn’t properly insured or trained to handle roofing work.

Vetted professionals typically provide warranties, carry proper insurance, and follow current building codes. That commitment translates to more predictable results and protections that pay off over the life of the roof, even when you consider long term maintenance costs.

Common pitfalls homeowners face

Hiring the wrong roofing contractor can lead to costly mistakes and headaches. Here are some common pitfalls to avoid:

• Scams: Be wary of door-to-door salespeople or companies that demand full payment upfront.
• Unlicensed workers: Always check if the contractor is licensed and insured. Unlicensed workers can lead to shoddy workmanship and legal issues.
• Bait-and-switch estimates: Some contractors may offer low estimates but then add on hidden fees or switch materials once they start the job.
• Poor communication: Lack of clear communication can lead to misunderstandings about the scope of work, timeline, and costs.

To avoid these pitfalls, always do your homework. Check licenses, read reviews, and get detailed estimates in writing.

When to consider replacement vs. repair

Deciding between repairing or replacing your roof can be challenging. Here are some factors to consider:

Age of the roof: If your roof is over 20 years old, it might be time for a replacement, as it’s likely nearing the end of its lifespan.

Extent of damage: Minor leaks or missing shingles can often be repaired. However, widespread damage may indicate that a full replacement is necessary.

Material lifespan: Different roofing materials have varying lifespans. For example, asphalt shingles typically last 20-30 years, while metal roofs can last 50+ years. Consider the age and type of your current roof when making your decision.

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Start by confirming the contractor is currently licensed with the appropriate state or local authority. Check the status and any disciplinary history if available. Request proof of insurance and workers compensation coverage to protect you from liability on site.

Ask for the documentation you need to review and know why each item matters for permits and liability. Compare what they provide to the requirements on the permit application and with the manufacturer instructions for your roofing system.

What licenses and certifications to look for

Contractors should have the following licenses and certifications:

License: A valid, up-to-date contractor’s license issued by your state or local government. This ensures they meet minimum standards for training and experience.

Manufacturer Certifications: These show that a contractor has been trained and certified by specific manufacturers to install their products correctly. Examples include GAF Master Elite or CertainTeed SELECT ShingleMaster.

Professional Association Memberships: Membership in professional organizations like the National Roofing Contractors Association (NRCA) indicates a commitment to industry best practices and continuing education.

How to check insurance and bond coverage

To verify a contractor’s insurance coverage, follow these steps:

Request an insurance certificate from the contractor. This document lists their policy number, coverage limits, and the insurer’s contact information.

Contact the insurer listed on the certificate to confirm that the policy is active and covers the contractor for the work they’ll be doing at your property. Ask about the following minimum coverages:

Liability Insurance (General Liability): Protects against property damage or bodily injury caused by the contractor’s negligence.
Workers’ Compensation Insurance: Covers medical expenses and lost wages if a worker is injured on your property.

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Ask for written estimates from multiple contractors so you can compare apples to apples. Ensure each estimate is thorough and in writing. Look for a clear scope of work and defined materials list.

Focus on comparing the scope rather than price alone. Check that line items cover removal, disposal, underlayment, ventilation, flashing, warranties, and cleanup. When line items differ, ask for clarification in writing before making a decision.

Red flags in written estimates

Be wary of estimates that are too good to be true. Here’s what to look out for:

Vague scopes: If the estimate doesn’t clearly outline what work will be done, it might mean they’re cutting corners or planning to tack on extra charges later.

Extremely low bids: While everyone wants a good deal, if a bid is significantly lower than others, it could indicate they’ll use subpar materials or take shortcuts.

Large upfront deposits: Be cautious of contractors asking for more than 30% upfront. It’s a red flag that they might not be legitimate.

No mention of permits and cleanup: Reputable contractors will include these in their estimate. If they don’t, it could mean extra costs or headaches for you later on.

How to negotiate scope without sacrificing quality

You can reduce costs without compromising quality by discussing these aspects with your contractor:

Materials: Ask about material options. There might be a more affordable, but still durable, alternative that’s not listed in the initial estimate.

Timelines: If the timeline is flexible, ask if there are any discounts for faster completion. Just ensure they won’t rush and sacrifice quality.

Change orders: Discuss potential change orders upfront. Make sure you understand what’s considered a change order and how additional costs will be handled.

Remember, the goal is to find areas where you can safely cut costs without compromising the integrity of your roof or the contractor’s workmanship.

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Use the first meeting to confirm project timelines, crew size, and supervision. Ask who will manage the job and how quality control is handled on site. Look for clear communication and a plan that fits your schedule.

Inquire about subcontractors, warranties, required permits, and the cleanup process. Verify who will be responsible for inspections and how issues will be documented and resolved. Bring a prepared checklist to stay organized during the visit.

Questions about timeline and project management

The timeline for your roofing project is crucial to plan around. Ask about the start date, typical work hours, and potential weather delays.

When can you start? Make sure their schedule aligns with yours. A reputable contractor should be able to give you a firm start date.

What are your typical work hours? Ensure they respect your daily schedule and that of your neighbors. Most contractors work from 8 am to 5 pm, but it’s always good to confirm.

Who will be my point of contact during the project? Having a dedicated person ensures clear communication throughout the project. Also, ask about their availability for addressing any concerns or changes you might have.

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Clarify homeowner responsibilities for acquiring permits versus what the contractor handles. Confirm that the crew follows current local codes and will arrange required inspections. Ensure the plan includes safety measures to protect your property and neighbors.

Ask how site safety is managed and what practices will be followed for materials storage, ladder use, and debris containment. Verify who is responsible for any code-related corrections if issues arise after installation.

Permits and inspection checkpoints

Use this checklist once you’ve decided to hire a contractor. It helps ensure all necessary permits are secured and inspections are scheduled.

Jobsite safety and neighbor considerations

Your contractor should follow these common safety practices to keep your jobsite secure and minimize disruption to neighbors.

Fall protection: Ensure workers use harnesses, guardrails, or other fall prevention measures at heights above 6 feet. This is required by OSHA.

Debris containment: Contractors should have a plan for containing debris, like tarps or barriers, to prevent it from scattering onto your property or neighbors’.

Staging, parking, and roofing debris on adjacent properties: Your contractor should communicate with neighbors about any temporary disruptions. They may need to stage equipment or park vehicles nearby. Ensure they respect your neighbors’ property and clean up any debris promptly.

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Work with a homeowner-friendly checklist of common roofing materials and tools used on typical jobs. Note what tools and equipment the contractor should bring and what you may need to provide. Use the checklist to verify your project scope matches what is being installed.

Ask for basic material specs and lifespan expectations for common roof types such as asphalt, metal, and tile. Do not rely on memory alone; verify with product data sheets or manufacturer instructions when possible.

Visual checkpoints for material quality

Before any work begins, inspect delivered materials and installed components to ensure they match your estimate.

Eco and energy considerations

Consider these factors to improve your roof’s energy performance and reduce environmental impact.

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Plan post-installation checks and routine maintenance tasks you should perform, and know how to document issues if they arise. Establish a process for reporting concerns to the contractor and tracking responses. Set expectations for follow-up visits if needed.

Learn the stepwise dispute resolution options, including contacting the contractor, escalating to the manufacturer, or filing a complaint with the licensing board. Keep records of all communication and agreements to support any resolution process.

Maintenance schedule and DIY checks

Keep your roof in top shape with a simple maintenance schedule. Here’s what you can do:

Spring: Inspect for winter damage. Check for missing or damaged shingles, and clear gutters of debris.

Summer: Keep an eye on your roof during hot weather. Extreme heat can cause shingles to curl or crack. Trim tree branches that overhang the roof to prevent damage from falling leaves or limbs.

Fall: Prepare for winter. Clean gutters again, and ensure all vents are clear of debris. Consider applying a protective coating to your roof if it’s prone to ice dams.

Winter: Keep snow from building up on the roof. Remove heavy snow with a roof rake, being careful not to damage shingles.

How to handle complaints or warranty claims

If you find issues after your roof is installed, follow these steps:

1. Document: Take photos and videos of the problem. Keep records of any communication with your contractor.

2. Communicate: Contact your contractor promptly. Clearly explain the issue and send them photos or videos. Give them a reasonable timeframe to address the problem, usually 30 days.

3. Escalate (if necessary): If the contractor doesn’t respond or fix the issue, contact the manufacturer next. They may have additional warranty provisions. If that fails, file a complaint with your local licensing board.

4. Mediation: If you can’t resolve the dispute through communication, consider mediation. This involves a neutral third party helping both sides reach an agreement.

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