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.
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The lines that should end the conversation
“Half down to get on the schedule.” A third is the ceiling. More than that and you are financing his last job.
“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.” That is insurance fraud, and signing up for it makes you a party to it.
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.
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
Should I hire the contractor who knocks on my door after a storm?
Be careful. Storm chasers arrive first and leave fastest, often working under a borrowed licence and gone before the warranty matters. Prefer a local company that will still be there in five years.
How many quotes should I get?
Two or three is enough if you compare scope rather than just price. More than that mostly produces confusion.
Is the cheapest quote ever the right one?
Sometimes — but find out why it is cheapest first. Usually the gap is reused flashing, no permit, or no allowance for decking replacement.
Licensed, insured, five-plus years in the trade. One company per area — never a list of five.