How Do You Hire a Roofing Contractor? Checking Licenses, Understanding Contracts, and Handling Payment

Hiring a roofer can feel like a big risk, can’t it? I’ve spent decades on roofs and seen too many jobs go south because the hiring process was rushed. Let me give you the straightforward steps I use to find a reliable pro.

First, I’ll teach you how to check a contractor’s license and insurance. Next, we’ll break down what a fair roofing contract should include. Finally, I’ll explain the smart way to handle payments so you’re never over a barrel.

Key Takeaways: Your Roof Hiring Cheat Sheet

Think of this as your quick-start guide to a headache-free roof job.

• This is not a do-it-yourself project. The risks of a bad fall or hitting electrical lines are too high.
• Always collect at least three written estimates before making any decision.
• Your goal is above average roofing work, not just the cheapest affordable roofing bid you can find. The lowest price often leads to shortcuts.
• Verify the company’s license and insurance yourself. Do not just take their word for it.
• Read the entire contract, including the fine print about materials, cleanup, and warranties.
• Never, ever pay for the entire job upfront. A fair payment schedule ties money to completed work.
• A durable roof relies on two things: following local building codes and protecting the manufacturer’s warranty. Your roofer must respect both.

Finding and Vetting Your Roofing Crew

Hiring the right crew is the most important step. This process filters out the storm chasers and finds you a true partner.

Start your search close to home. Ask neighbors who have had recent work done. Check with local lumberyards or supply houses; they know which crews buy quality materials and pay their bills on time. For online searches, be specific. Look for “best roofing in Tulsa” or your actual city, not just generic terms. Read the reviews, but pay more attention to how a company responds to problems than just the star rating.

Get three detailed estimates. A good quote is like a map of the project. It lists the exact shingle brand and color, the type of underlayment, the style of drip edge, and how many layers of old roofing will be removed. A vague quote that just says “replace roof” is a red flag. You can’t compare apples to apples if you don’t know what you’re buying.

Real affordable roofing services provide clear value, which means quality materials and skilled labor for a fair price, not just a rock-bottom number. Ask each roofer for 2-3 references from jobs completed in the last year and photos of their work. A quality crew will have a portfolio ready. Consider roof value treatments—protective coatings, sealants, and reflective finishes. These can extend a roof’s life and improve energy efficiency, adding to overall value.

During the site visit, watch how they operate. A professional will walk the property, get on the roof to inspect the decking and flashing, and take plenty of notes. They should communicate clearly and answer your questions without hesitation. If someone gives you a quote over the phone without looking at your roof, thank them for their time and move on.

Where to Look for a Reputable Roofer

Stick to proven sources. The best leads often come from people you trust who have seen the finished work.

• Referrals from neighbors, friends, or family.
• Long-established local roofing companies with physical offices.
• Directories from trade groups like the National Roofing Contractors Association (NRCA).

Be very wary of door-to-door salespeople after a big storm. Be skeptical of mailers, online ads, or signs that promise incredibly low prices or “free” roofs. If it sounds too good to be true, it almost always is. These “storm chasers” often lack proper local licensing and vanish once the work is done, leaving you with no warranty support.

What to Ask During the Estimate Visit

Come prepared with a list. Their answers will tell you everything. Here is your checklist:

• How long has your crew been working together? (Experience as a team matters).
• What is the projected start and completion date?
• Who is responsible for pulling the local building permits? (It should always be them).
• Will you be using roof jacks and harnesses? What is your safety plan? (A professional cares about their crew’s safety).
• How will you protect my landscaping and clean up at the end of each day?
• What is your process for disposing of the old roofing materials?
• Do you include a written workmanship warranty? For how long?

The Non-Negotiables: Licenses, Insurance, and Local Codes

Think of this step as your safety net. You are inviting a crew onto your property to perform dangerous work. Verifying their credentials protects you from massive financial and legal headaches. I have seen homeowners stuck with bills for a worker’s injury because the roofer didn’t have insurance. Do not let that be you.

Checking a contractor’s license and insurance is not a courtesy, it’s your first and most important job as a homeowner.

How to Verify a License and Insurance (Do This First)

This isn’t about trust. It’s about proof. A reputable contractor expects you to ask for this and will provide it easily.

• Find your state’s contractor licensing board website. Search for “[Your State] contractor license lookup.”
• On the official state site, search for the company name or the license number the contractor gives you. The listing should show the license is active and in good standing.
• Ask for certificates of insurance for both general liability and workers’ compensation. Call the insurance company directly using the number on the certificate to confirm the policies are current. Do not just look at the paper.
• Check the Better Business Bureau (BBB) and Google reviews for patterns of complaints, especially about unfinished work or damage.

If a roofer hesitates to provide proof of insurance or a valid license, walk away immediately. They are not a professional outfit, especially when compared to those recommended after a proper professional roof inspection.

Understanding Building Codes and Manufacturer Warranties

Building codes are not suggestions. They are the rulebook for a safe, durable roof. Think of them like the recipe for a cake—if you skip steps or use the wrong amounts, the whole thing can fail, especially when you are dealing with historic roof replacement.

Your contractor must pull the required building permits. This triggers inspections to ensure the work meets code. If your roofer suggests skipping permits to “save you money,” they are asking you to risk your safety and your investment. Many manufacturer warranties are void if the installation wasn’t permitted and inspected.

Know your local wind rating. Your shingles must meet a specific “wind uplift” rating (like 110 mph or 130 mph) for your area. This should be listed in the contract, along with the number of shingle layers allowed.

Finally, understand the two main warranties:

• Manufacturer’s Warranty: Covers defects in the shingles or materials themselves. It’s only valid if installed exactly to the manufacturer’s instructions by a certified installer.
• Workmanship Warranty: This is from your roofer. It covers leaks and problems caused by their installation errors. A strong workmanship warranty is your best sign of a confident contractor.

Decoding the Roofing Contract: What to Sign and What to Skip

A handshake won’t cut it. Your roofing contract is the blueprint for the entire project. A vague contract leads to misunderstandings, extra charges, and frustration. I tell homeowners to read it like a checklist. If a promise was made during the estimate, it must be in writing here.

Treat your roofing contract like the instruction manual for your new roof-if a detail is missing, it probably won’t get done. Ask the right questions and watch for warning signs as you compare bids. These cues help you avoid scams and hire a reliable roofing contractor.

The Must-Have Clauses in Your Roofing Agreement

A good contract leaves no room for “I assumed.” Here is what must be specified:

• Exact Materials: Brand, line, color, and style of shingle. Type of underlayment (synthetic or felt, and its weight). Details on new flashing metal (type and thickness).
• Project Scope: Start and completion dates. A statement that all old materials (shingles, nails, underlayment) will be removed and hauled away.
• Protection & Cleanup: How landscaping and AC units will be protected. Plan for daily nail and debris cleanup. Who pays for the dumpster.
• Financial Protections: A clause stating the contractor is responsible for repairing any accidental damage to your property (siding, gutters, windows). A “lien waiver” clause to protect you from the roofer’s unpaid material suppliers.
• Warranties: The length and specific terms of the contractor’s workmanship warranty, in writing.

Red Flags and Negotiation Points

Some contract terms are warning signs. Others are simply open for a respectful conversation.

Red Flags (Consider walking away):

• Demanding more than 10-20% of the total cost as an upfront deposit.
• Vague language like “additional costs may apply” without defining what could trigger them.
• No workmanship warranty, or one that’s less than 2 years.
• A blank contract or one with handwritten blanks to be filled in later.

Reasonable Negotiation Points:

• Payment Schedule: A fair schedule might be a small deposit, a payment when materials are delivered, and the final payment after the final inspection and your walkthrough.
• Final Walkthrough: Ask to include a clause for a final walkthrough with the project manager before you make the last payment.
• Change Orders: Ensure the contract states that any changes to the original plan require a written “change order” with a new price, signed by both parties, before the work is done.

Smart Payment Strategies: Protect Your Wallet and Your Roof

Your payment plan is your biggest source of leverage. A good contractor understands this and won’t ask for unreasonable terms.

Think of your final payment as your quality assurance guarantee, not just the last bill. You want to keep that incentive for the crew to do a complete, clean job until the very last nail is picked up.

Setting a Safe Payment Schedule

Here is a common and fair schedule I’ve used and recommend to clients. Any major deviation should raise a flag.

• 10% at contract signing. This covers the contractor’s initial planning and scheduling costs.
• 40% upon delivery of all materials to your property. You now own the shingles, underlayment, and flashing sitting in your driveway. The contractor is invested.
• 50% after final walkthrough, your approval, and full cleanup. Not a minute sooner. This large chunk ensures every detail is addressed.

Never let the final payment be negotiated away. Your satisfaction is the final milestone.

Why Payment Method Matters

How you pay is as important as when. Your method is your safety net.

• Credit Card: This is your best option. It provides a clear record and, most importantly, the ability to dispute charges with your card issuer if the job is abandoned or grossly incomplete. The best roofing companies, commercial or residential, will accept cards.
• Check: Provides a clear paper trail. Make it out to the business name, not an individual.
• Cash: I strongly advise against it. It offers no recourse, no proof of payment, and is a red flag for unlicensed work. Just don’t.

Unexpected costs happen. We call them “change orders.” If rotten decking is found, a professional will stop work, show you the damage, and provide a written change order with the new cost before proceeding. Agree in writing, never verbally.

Before you hand over the final check, you need lien waivers. A lien waiver is a document from the contractor and any subs (like a gutter crew) stating they’ve been paid and waive the right to put a lien on your house. Get unconditional lien waivers. This protects you from a supplier putting a lien on your home because the contractor didn’t pay them for your shingles.

From Start to Finish: Managing the Job and Handling Snags

Your job as the homeowner is to be a prepared, communicative client. This keeps the project smooth and safe for everyone.

Move your cars out of the driveway. Secure pets inside. Make sure the crew has clear access to the work area and an outside power source. A quick chat with the foreman each morning sets the tone.

A safe worksite is a sign of a professional crew. You should see ladder stabilizers, cones or tape around the work perimeter, and a designated debris drop zone with a magnet roller nearby. On a steep roof, every person should be tied off with a harness. If you don’t see this, say something.

Overseeing the Work Safely (Without Getting in the Way)

You can monitor progress from the ground. Take a look each afternoon after the crew has left.

• Check for loose nails around the property. A good crew uses magnet rollers constantly.
• Look at the roof lines from the street. Shingles should look straight and uniform.
• Ask the foreman for a quick update. “How’s it looking? On schedule?” keeps communication open.

Stay off the roof. Keep kids and pets far away from the work area. Falling tools are a real danger.

The Final Walkthrough and Warranty Handoff

This is your moment. Do this in daylight with the foreman. Use a simple punch list.

• On the ground: Is the yard clean? Are the gutters free of nails and debris? Are all vents and pipes properly re-flashed?
• On the roof (from your ladder): Are the shingle lines straight? Is all new flashing installed neatly? Is the chimney cricket properly integrated?
• In the attic: Go up with a flashlight. Look for any new pinpoints of daylight piercing through. There should be zero.

Once you’re satisfied, you’ll get the paperwork. This is critical. You should receive two warranties: the manufacturer’s warranty for the shingles and the contractor’s workmanship warranty. File these with your home documents. A reputable local service, like affordable roofing in Northbrook IL, will emphasize this handoff because their reputation depends on your long-term satisfaction. Some homeowners also have a home warranty that may cover roof repairs, depending on policy terms. Review your home warranty’s roof repair coverage so you know what’s included if issues arise.

If a dispute arises, talk to the foreman first, then the owner. Be clear and calm about the issue. If that fails, mediation is a good next step before legal action. Most professionals want to make it right to protect their name.

Quick Answers

What exactly should I check when verifying their insurance?

Get certificates for both general liability and workers’ compensation. Then, call the insurance company directly using the number on the certificate to confirm the policies are active and adequate-don’t just look at the paper.

What’s the real difference between the material warranty and the workmanship warranty?

The manufacturer’s warranty covers defects in the shingles, but only if installed correctly. Your roofer’s workmanship warranty covers leaks from their installation errors—this is your true gauge of their confidence in their own crew. Be wary of the ‘lifetime warranty’ myth in roofing, which often rests on maintenance requirements and exclusions rather than a guaranteed lifetime. Understanding the fine print helps you differentiate real protection from marketing hype around roofing warranties.

Is it ever okay to withhold a payment?

Absolutely. If major cleanup is unfinished or an agreed-upon repair isn’t done, pause the final payment. Your leverage is your money; use it to ensure the job is 100% complete to the contract’s standards.

Making Smart Choices for Your Roof

From my years on crews, I know your roof’s longevity starts with hiring the right professional. Protect yourself by checking licenses, understanding every contract detail, and using a payment schedule that ties money to completed work.

Your role as a responsible owner continues long after the contractor leaves. Make routine inspections and learning about roof care a habit to ensure your home stays safe and dry for years to come.