How to hire a roofer without getting burned

Roofing has more than its share of bad actors, and the reason is simple: it is a large one-time purchase most homeowners make once or twice in a lifetime, so almost nobody is an informed buyer. Ten minutes of checking eliminates most of the risk.

Verify three things before anyone comes out

The licence, in their name. Ask for the number and look it up yourself with the state. It takes two minutes and it is public.

Insurance, from the insurer. Ask for a certificate sent directly by their carrier, not a PDF they email you. General liability and workers' compensation both matter — if someone is injured on your property and there is no comp coverage, that can become your problem.

A real business address. A PO box and a mobile number is a red flag, particularly after a storm.

The lines that should end the conversation

“Half down to get on the schedule.” The FTC advises negotiating a reasonable down payment and notes that some states cap what a contractor can ask for up front. California, for example, limits a home-improvement down payment to 10 percent of the contract price or $1,000, whichever is less. Check your own state's rule; either way, half is far more than you should be financing before any work is done.

“We don't need a permit for this.” You need it for resale and for your insurance. He needs it because the work should be inspected.

“This price is only good today.” A real number holds for a week. Urgency is what people use in place of proof.

“We'll waive your deductible.” In practice that usually means the invoice sent to your insurer is inflated to cover it, which can be insurance fraud depending on your state and puts you at risk too. Talk to your insurer before agreeing to anything.

What belongs in the contract

Scope in specifics, not adjectives. A payment schedule tied to milestones rather than dates. A named process for change orders, so surprises get priced and approved in writing before work continues. Start and substantial-completion dates. Who pulls the permit, by name. And the workmanship warranty term.

None of that is unusual to ask for. Watch how they react to being asked — the reaction tells you more than the answer.

Check the licence and the paper trail before anything else

The FTC's guidance for people dealing with contractors after severe weather is blunt: unlicensed contractors and scammers often show up in recovery zones, so confirm the contractor's licence and insurance with your state or county government and ask for proof of insurance. It is not just a storm problem; the same checks apply any time a stranger offers to replace your roof.

Licensing is state by state. In California, the Contractors State License Board lets you check a licence online or by phone at 1-800-321-2752, and roofing falls under the C-39 classification, which CSLB defines as installing products and repairing surfaces that seal, waterproof and weatherproof structures. Other states have their own boards, so search for your state's contractor licensing board and look the number up yourself rather than trusting a card.

How you pay matters as much as who you pay

The FTC says to pay by credit card or check and never by wire transfer, gift card, payment app, cryptocurrency or cash. A card or a check leaves a record, and a card gives you a way to dispute a charge if the work never happens.

Tie payments to work done, not to dates. California's contractor board describes a payment schedule in which payments never exceed the value of the work completed, and that is a sensible standard anywhere. Pay the final installment only after the job is finished and you have walked it, including the cleanup.

A written contract with nothing left blank

The FTC advises getting a written contract that includes the contractor's name, address, phone and licence number, with no blank spaces someone could fill in later. California requires a written contract for home-improvement projects over $500 and spells out what it must contain: a detailed description of the work and materials, who handles permits, start and completion dates, written change orders, warranty details and debris removal. Even where the law is looser, use that list.

Insist that the price for replacing damaged decking is stated per sheet, in the contract. Rotten sheathing found mid-job is the most common source of a surprise on the final invoice, and an open-ended allowance gives you no way to check it.

Know your right to cancel

Under the FTC's Cooling-Off Rule, you have three business days to cancel most purchases of $25 or more made at your home or somewhere other than the seller's regular place of business. The seller must tell you about that right and give you a cancellation form. If a salesperson pressures you to sign at the kitchen table, that window is yours. Rules for contracts signed in connection with an insurance claim can differ by state, so ask before you rely on it.

How to compare bids honestly

Compare scope, not totals. Ask each contractor to itemize tear-off, underlayment, flashing, ventilation, decking replacement, permit and cleanup, and put the same specification in front of all of them. A bid that comes in far below the others usually left something out, and the missing item tends to come back as a change order. Two or three bids are enough if they are written to the same scope.

The warranty question nobody asks

There are two warranties on a roof and people conflate them. The manufacturer covers defective materials and prorates hard after the early years. The contractor covers workmanship, and that is the one that matters, because almost every roof leak is an installation problem rather than a manufacturing one.

Ask how long the workmanship warranty runs, what voids it, and whether it transfers if you sell.

Common questions

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