How to Hire a Roofing Contractor: A Step-by-Step Guide

A roof is one of the biggest investments you will make in your house, and the crew you pick matters as much as the shingles. Here is the order of checks that filters out problem contractors before money changes hands.

Licensing, permit, lien and tax rules vary by state and city and change over time. This guide is general information, not legal or tax advice; check with your local building department, state licensing board or a professional for your situation.

A roof replacement is one of the largest single projects most homeowners ever hire out, and the roofing trade attracts its share of companies that appear after a storm and vanish before the first leak. The National Roofing Contractors Association recommends that homeowners prequalify contractors before anyone sets foot on the house, and that advice works because it front-loads the checks that matter. This walkthrough takes you through those checks in order, from licensing and insurance through estimates, warranties and payment terms, and ends at the final walkthrough.

Step 1: Confirm State Licensing and Local Permit Requirements

Start by learning what licensing applies where you live, because roofing licensing is not uniform. Some states license roofers at the state level, others push the requirement down to cities and counties, and a few demand particular roofer or general contractor credentials. Your state’s licensing board can tell you which rules apply where you live, and many boards let you look up a license number online in a few minutes.

Once you know the rules, ask each roofer to state their license number. Someone running a legitimate operation shares it readily, often right on the proposal or business card. Also check for a permanent place of business, a phone number and a tax identification number, along with a business license where one is required. A contractor who cannot be located after the job is done is the one you want to eliminate at this stage.

Permits are the other half of this step. Whether a re-roofing job needs one, and who pulls it, depends on where you live, so settle both questions before work starts. For a fuller explanation of when permits come into play, see our guide on whether you need a building permit. If you want the general process for verifying credentials in any trade, our article on how to check a contractor’s license covers it step by step.

Step 2: Verify Liability Insurance and Workers’ Compensation

This step protects your house and your savings. If a worker without coverage takes a fall on your property, or a crew puts a foot through your ceiling, those bills can land on you. Insurance moves that risk to where it belongs.

Ask for the contractor’s general liability policy documents and workers’ compensation certificates, then confirm both policies remain active for the whole project. Two details to watch:

• Dates. A certificate that expires next month means little on a job that runs six weeks. Coverage should span the whole project.
• A current certificate of insurance. Contractors can request one from their insurer, and honest companies provide it readily. Roofing is a high-risk trade, and general liability is the most common coverage roofing contractors carry, since it addresses property damage, injuries and issues related to completed work.

Pay attention to how the contractor reacts to the request. Nobody honest is offended by the question. The ones who hand documents over are telling you something useful, and so are the ones who get cagey.

Step 3: Interview the Contractor and Check References

Before you collect bids, ask each candidate a few questions that separate organized companies from improvisers. The NRCA suggests asking the contractor to walk you through how they supervise the job and control quality. Find out who runs the crew day to day, how large the crew will be and how long the work should take.

Then ask for references from past customers and examples of roofs the company has finished, and actually call a few. Ask whether the job finished on schedule, whether the site was cleaned up and whether they would hire the company again. Membership in a local, regional or national roofing industry association is another signal, since it reflects a commitment to the industry, though it is not a guarantee on its own.

Step 4: Get Written Estimates You Can Compare Line by Line

Collect bids from three or four established roofers near you. That is the range the NRCA suggests, and it is enough to spot an outlier without drowning in appointments. Roof prices swing a lot with the materials you pick, the company you hire, the size and location of your house, wage levels in your area and the season, so a range of bids is the only honest picture of cost.

Insist that every proposal is in writing, and check that it spells out the full scope of work and the specified materials. A clearly written, detailed proposal is a good sign the contractor has been thorough and prepared an accurate estimate. At minimum, each one should name:

• The type of roof covering, the manufacturer and the color
• The materials included in the work
• The length of the warranty and what it covers
• Approximate starting and completion dates
• Payment procedures

Compare the bids line by line. If one price is far lower, find out what that bid leaves out before you celebrate. Underlayment grade, flashing details, the number of shingle bundles and disposal fees are the usual places a cheap bid cuts corners. Our glossary of roofing terms to know before you sign an estimate explains the vocabulary, and the same line-by-line logic we apply to choosing a bathroom remodel bid works here too. Treat the cheapest bid with caution. A number that looks unrealistically low usually does, and price should never be the only factor in your decision.

Step 5: Understand Manufacturer Warranty vs. Workmanship Warranty

Two different warranties come with a roofing project, and they cover different failures.

Warranty	What it covers	Typical term
Manufacturer’s warranty	Flaws in how the roofing material was made	Can range from 20 years to a lifetime
Workmanship warranty	Installation and related issues	Often one or two years; no industry standard

For the manufacturer’s warranty, be sure the contractor provides a certificate for your records once the project is complete. Read both warranties carefully and understand the provisions that can void them, because voiding conditions are where homeowners lose coverage without realizing it.

One condition worth knowing in advance: coverage under asphalt shingle warranties can depend on the attic meeting the manufacturer’s minimum ventilation requirements. Ask what ventilation your attic has and whether the planned work meets the manufacturer’s requirements before the shingles go on.

Step 6: Agree on Payment Schedule, Deposits and Lien Waivers

The written proposal should spell out payment procedures, and you want that schedule tied to progress rather than dates on a calendar. Never pay the full amount upfront, and be cautious about large deposits demanded before materials are on site. Your state or local consumer protection agency can tell you what payment rules apply where you live.

As you make each payment, ask for lien waivers. These are signed receipts confirming that the contractor, and ideally the material suppliers and subcontractors, have been paid through that point. Request one with every payment and keep them with your job records. Our article on mechanic’s liens and lien waivers explains how these documents work and how they help you avoid paying twice.

A note on signing at your kitchen table: the FTC’s Cooling-Off Rule allows a three-day cancellation window for certain contracts signed at your house or at a seller’s temporary location. It does not cover everything. Sales under $25 made at your home are excluded, and jobs you invited the seller over to do, such as repairs or upkeep on your property, fall under different treatment. State law may add protections beyond the federal rule, so check with your state attorney general if you are unsure.

Step 7: Red Flags That Should End the Conversation

Some warning signs are worth more than any reference list. Walk away when a contractor:

• Shows up uninvited after a storm, especially one offering to cover your deductible or claiming damage you cannot see from the ground. Storm-chasing scams are common enough that we wrote a whole piece on door-to-door repair scams after storms, and spotting roof storm damage from the ground helps you verify claims yourself before anyone climbs a ladder.
• Cannot or will not provide proof of licensing, liability insurance or workers’ compensation.
• Pressures you to sign immediately, offers a special price that expires today or asks for most of the money in advance.
• Has no permanent place of business, no tax identification number and no local references.

If a dispute does develop after work starts, document everything in writing, keep copies of the contract and payments, and escalate to your state attorney general or consumer protection office if the contractor stops responding.

Step 8: What to Check at the Final Walkthrough

Before you release the final payment, walk the job with the contractor. Look for the details named in the proposal: the correct shingle manufacturer and color, complete flashing at valleys, chimneys and wall intersections, and clean gutters and grounds. Inside the house, check the attic during daylight for light coming through the deck, and look at ceilings for new stains after the first good rain.

Then collect your paperwork before the crew leaves for good:

• The manufacturer’s warranty certificate for your records
• The written workmanship warranty, including what is covered and what voids it
• Final lien waivers from the contractor, suppliers and subcontractors
• Copies of the permit with any final inspection sign-off

If something is wrong, put it in writing, give the contractor a reasonable deadline to fix it and keep your final payment until it is handled. Our checklist for what a home improvement contract should say makes it easier to hold the company to what you agreed on, and our guide to when a contractor job goes wrong covers your options if the fix never comes. Small claims courts can resolve many financial disputes, with dollar limits that vary by state and in some states reaching $25,000, and the FTC takes reports at ReportFraud.ftc.gov.

Keep reading

• Roofing Terms to Know Before You Sign an Estimate: The vocabulary on a roofing bid, so you can tell a careful installation from a fast one.
• 6 Ways to Spot Roof Storm Damage From the Ground: Verify a roofer’s damage claims yourself before agreeing to any work.
• What Insurance Your Contractor Should Carry: A closer look at liability and workers’ compensation certificates for any trade.

Homeowners ask

How many roofing estimates should I get?

Bids from three or four established roofers near you give you a good read on the fair price. Price varies widely with materials, roof size, location, labor rates and time of year, so treat price as one factor among several.

What is the difference between a manufacturer warranty and a workmanship warranty?

The manufacturer’s warranty generally covers flaws in how the roofing material was made, with periods that can range from 20 years to a lifetime. A workmanship warranty covers installation and related issues, and many contractors offer one or two years, though there is no industry standard.

Can I cancel a roofing contract I signed at my kitchen table?

The FTC’s Cooling-Off Rule opens a three-day cancellation window for certain contracts signed at your house or at a seller’s temporary location, but not every sale qualifies. Jobs you invited the seller over for, such as a repair or maintenance visit, are treated differently, and your state may add extra protections.

Should I pay a roofing contractor in full upfront?

No. Insist on a written proposal that spells out payment procedures, and tie payments to progress on the job. Get lien waivers as you pay, since these signed receipts confirm the contractor, suppliers and subcontractors have been paid through that point.