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Roofing Diagram Independent roof reference

Before you hire

Before you hire a roofer or inspector

Most roofers and inspectors do honest work. A few checks before you sign make it easier to tell them apart from the ones who do not, and they protect you if something goes wrong. Rules differ by state and town, so treat this as a general checklist and confirm the details locally.

Step one

Check licensing and insurance

  • LicenseMany states and some cities license roofing contractors, and others do not. Where a license is required, look the contractor up with the licensing agency and check that the name, number and status match the quote.
  • Liability insuranceAsk for a certificate of general liability insurance sent to you directly by the contractor's insurance agent, rather than a copy handed over. Check the dates and the business name.
  • Workers' compensationAsk for proof of workers' compensation coverage where the state requires it. If an uninsured worker is hurt on your property, you could face a claim.
  • Business detailsLook for a physical business address, a working local phone number, and a contract under the same business name as the license and insurance.
  • Past workAsk for addresses of recent local jobs you can look at from the street, and for past customers you can contact yourself.

Step two

Get written quotes, and know what they should itemize

For any significant job, get two or three written quotes based on the same scope of work. A verbal price or a number in a text message is hard to compare and harder to enforce. A written quote should itemize:

  1. The roof area in squares, whether waste is included, and how the roof was measured.
  2. Tear-off: how many layers come off, disposal, and the price for any extra layer found.
  3. Decking: an allowance or a price per sheet for replacement.
  4. Underlayment and ice and water membrane: the type of each and where each goes.
  5. Flashing, drip edge, starter strip, ridge cap and pipe boots, and whether each is new or reused.
  6. Ventilation work.
  7. The shingle manufacturer, product line and color.
  8. Permits, inspections, cleanup and a nail sweep.
  9. The start date, the expected duration, and how changes to the work are priced and approved.
  10. Warranty terms and the payment schedule.

How to compare roofing quotes shows how to line these up.

Step three

Permits and warranties

  • PermitsMany towns require a permit for a new roof. Ask who will apply for it. Normally the contractor should, in the contractor's name. A request that you apply for it yourself can shift responsibility for the work onto you.
  • Manufacturer warrantyCovers defects in the materials. Extended versions may require a certified installer, specific matching components or registration after installation. Get the terms in writing.
  • Workmanship warrantyCovers installation errors. It comes from the contractor, so it is only as dependable as the business behind it. Get the length and terms in writing.
  • TransferIf you might sell, ask whether each warranty transfers to a buyer and whether a fee or notice is required.

After a storm

Avoid storm chasers

After hail or high winds, crews from outside the area often go door to door. Some do fair work. Others take deposits and disappear, rush the job, or are gone by the time a warranty problem appears. Warning signs include:

  • An unrequested knock offering a free roof or a free inspection.
  • Pressure to sign today, or a claim that the offer is about to expire.
  • An offer to cover or waive your insurance deductible. Several states prohibit this.
  • A request to sign a contract, a contingency agreement or an assignment of your insurance benefits before you have spoken to your insurer.
  • No local address, or license and insurance details that do not match the business name.
  • An invitation to climb up with them to see the damage.

Photograph the damage from the ground, report it to your insurer, and take the time to check whoever you hire. Federal and state rules give you a short window to cancel many contracts signed at your home, so ask which cancellation rights apply before you sign.

Step four

Pay in stages, never in full upfront

  • DepositA modest deposit is common, and some states limit how much a contractor may collect before work starts. Be cautious of large upfront demands.
  • Progress paymentsTie further payments to delivered materials or completed stages, and describe those stages in the contract.
  • Final paymentPay the balance when the work is complete, the site is clean, and any required final inspection has passed.
  • MethodPay by check or card to the business named on the contract, not in cash, and keep every receipt.
  • Lien releasesIn many states an unpaid supplier or subcontractor can file a lien against your property. Ask for lien waivers or releases as payments are made.

Hiring an inspector

Extra checks for inspectors and adjusters

  • LicenseSome states license home inspectors and public adjusters. Where a license is required, confirm it is current.
  • MethodAsk how the roof will be inspected: walked, viewed from a ladder, viewed from the ground with binoculars, or photographed by drone. Ask how areas they cannot see will be reported.
  • IndependenceAsk whether the inspector, or a related business, offers repair work. Some states restrict inspectors from repairing what they inspect.
  • Sample reportAsk to see a sample, so you know what the report will and will not cover.
  • InsuranceAsk whether the inspector carries errors and omissions insurance.
  • FeesFor a public adjuster, get the fee and the cancellation terms in writing before signing.

No one needs you on the roof

Never climb onto or walk a roof to check a contractor's claims or to point out damage. A roofer or inspector can photograph what they find and show you the pictures on the ground.

Know what you are being handed

Diagrams, takeoffs and inspection reports each tell you something different. The roof documents section explains all three.

Roof documents How to compare roofing quotes