How to Hire a Roofer: Estimates, Warranties and Storm-Chaser Red Flags

Most homeowners only hire a roofer a few times in their lives, and often under pressure: a stain spreading across the ceiling, shingles in the yard after a windstorm, or a home inspector's note during a sale. That combination of high cost, little experience and urgency is exactly what makes roofing a common target for poor workmanship and outright scams.

You do not need to become a roofing expert to hire well. You need to know whether you are likely looking at a repair or a replacement, how to compare estimates, what the two kinds of warranty mean, and which sales tactics should send you elsewhere.

Repair or replacement?

Only a professional inspection can tell you for sure, but these signs help you understand what a roofer is likely to recommend.

Signs a repair may be enough

• A small number of missing or damaged shingles in one area.
• A leak traced to one spot, such as around a chimney, vent pipe or skylight, where flashing or sealant has failed.
• The rest of the roof is in good shape and not near the end of its expected life.

Signs replacement may make more sense

• Shingles that are curling, cracking or losing granules across large areas. Heavy granule buildup in gutters is one clue.
• Leaks in several places, or repeated repairs in the same area.
• Sagging sections, soft spots, or daylight visible through the roof boards from the attic.
• A roof that is near or past the typical lifespan for its material.

If one roofer says you need a full replacement and another says a repair will do, ask each to explain their reasoning and show you photos. A good roofer will take pictures of problem areas so you do not have to climb up yourself. Do not go on the roof to check; falls from roofs are a serious risk.

Check licensing, insurance and permits

Roofing licensing varies a lot across the US. Some states license roofing contractors specifically, some cover roofing under a general contractor license, and others leave registration to cities or counties. Ask for any license or registration number and verify it with your state licensing board or local building department.

Ask for a certificate of insurance showing general liability and workers' compensation coverage. Roofing is physically risky work, and you do not want an injury on your property to become your problem.

Many areas require a permit for a roof replacement, and some require one for larger repairs. Local codes may also limit how many layers of shingles are allowed, which affects whether a new roof can go over the old one. The roofer should know these rules and pull the permit in their own name.

Get multiple written estimates

For a replacement, try to get at least three written estimates. Give each roofer the same information, and ask each to inspect the roof in person, including the attic if possible. Estimates are only comparable when they describe the same job, so look for these details:

• Tear-off or overlay: whether the old roofing will be removed or the new layer installed over it.
• Materials: the shingle or roofing product by brand and line, plus underlayment, ice and water barrier where used, drip edge and flashing.
• Decking: how damaged roof boards will be handled, and the price per sheet or per board foot if replacements are needed once the old roof is off.
• Ventilation: any changes to ridge, soffit or other vents.
• Gutters and trim: whether they are included or excluded.
• Cleanup: debris removal, dumpster, and sweeping the yard and driveway for nails.
• Permit: whether permit fees are included.

A bid that is far lower than the rest may leave out tear-off, decking, flashing or the permit. Ask before you assume it is a bargain.

Materials warranty vs. workmanship warranty

Roofs usually come with two separate warranties, and it is important to understand both.

• Materials (manufacturer) warranty: covers defects in the roofing products themselves. Some manufacturers offer extended coverage only when the roof is installed by a contractor they have certified, or only if the warranty is registered. Installation that does not follow the manufacturer's instructions can affect coverage.
• Workmanship warranty: comes from the roofer and covers installation errors, which are behind many roof leaks. Its length and terms vary widely from company to company.

Ask for both in writing. Ask who registers the manufacturer warranty, and what happens to the workmanship warranty if the roofing company goes out of business or you sell the house.

Insurance claims and storm chasers

After hail or high winds, roofing crews from out of the area often go door to door. Some are legitimate. Others are not, and they may be gone before problems show up.

If you are filing an insurance claim

1. Take photos of visible damage from the ground and inside the house.
2. Make temporary protections if needed, such as moving belongings and catching drips, and keep receipts.
3. Contact your insurance company yourself to start the claim.
4. Read your policy or ask your agent what is covered and what your deductible is.
5. Get estimates from roofers you chose, not only the one who knocked on your door.

Be careful before signing anything that gives a contractor rights to your insurance claim or payment. Some states have rules about these agreements, and they can make it hard to change contractors later. If you are unsure, ask your insurer or your state's insurance department before you sign.

Storm-chaser red flags

• Uninvited door-to-door offers right after a storm.
• Offers to waive, cover or "absorb" your deductible. This may amount to insurance fraud, and some states specifically prohibit it.
• Pressure to sign today, before your insurance adjuster has visited.
• Large up-front payments, especially in cash.
• Out-of-state license plates and no local address or phone number.
• A contract that is mostly blank or vague about materials and price.

Federal rules generally give you three business days to cancel certain sales made at your home, and many states have their own cancellation rules for home solicitation or storm repair contracts. Your state attorney general or consumer protection office can tell you what applies.

What the contract should include

Before you sign, make sure the contract lists:

• The company's legal name, address, phone, and license or registration number.
• The full scope from the estimate, including materials by brand and product line.
• How decking replacement and other surprises will be priced and approved.
• Start date, expected duration, and how weather delays are handled.
• Total price and a payment schedule tied to completed work.
• Who pulls the permit and arranges the final inspection.
• Both warranties, with their terms.
• Cleanup and protection of landscaping, siding and driveways.

For more on contracts, deposits and lien waivers, see our list of questions to ask before hiring a contractor.

Find a roofer near you

Start your search with local, established companies you can check out before the next storm. Browse home renovation services and construction companies on Directory For USA, read their reviews, and ask the questions above before you sign anything.