Finding Qualified Roofers
Finding a roofer you can actually trust is the most important step in protecting your property. You don’t want to just hire the first person who answers the phone.
To find the best pros nearby, you should search through local trade associations, check state licensing boards, and ask for proof of workers’ comp and liability insurance. This ensures they are legally allowed to work and that you won’t be on the hook if someone gets hurt.
Verifying Licensing and Insurance
Never take a contractor’s word for it when they say they are covered. A bad contractor can cost you thousands if they aren’t legitimate.
- Request a current Certificate of Insurance (COI) to see their coverage limits.
- Call the insurance provider directly to make sure the policy is still active.
- Look up their license number on your local or state government website to confirm it is in good standing.
Checking Reviews and Reputation
A company’s past work tells you a lot about your future experience. You want to see a pattern of happy customers and solid communication.
- Read reviews on multiple sites like Google, Yelp, or the Better Business Bureau to see how they handle complaints.
- Ask for a list of recent references and actually call them to ask about the quality of the work.
- Check how long they have been in business because a long history in your town usually means they do things right.
Questions to Ask Before Hiring
Before you sign any contracts, you need to interview your potential roofer. Asking the right questions helps you spot red flags before they become expensive problems.
You should always ask if they use subcontractors, what their specific workmanship warranty covers, and how they plan to protect your landscaping during the job. Knowing who is actually on your roof and how they handle mistakes is key to a smooth project.
- Are you bonded and insured in this specific state?
- Will you provide a written estimate that breaks down material and labor costs?
- How do you handle unexpected repairs or change orders?
- Can you provide proof of manufacturer certification for the materials you use?
Bid Comparison & Price Gaps
When the estimates start rolling in, it’s tempting to just look at the bottom line. However, a cheap price often means something important was left out of the quote.
To compare estimates fairly, you must look at them side-by-side using a line-item comparison to check for differences in material quality, scope of work, and permit fees. If one bid is significantly lower, it’s usually because that contractor is using cheaper materials, skipping insurance costs, or hasn’t included necessary repairs like deck replacement.
- Check the material specs to ensure both companies are quoting the same grade of shingles or membranes.
- Verify the scope of work to see if things like flashing, ventilation, and waste disposal are included in both.
- Ask for clarification on “allowances” so you aren’t surprised by hidden costs once the job starts.
Knowing Which Bid to Trust
If two roofers give you bids that are thousands apart for the same building, don’t automatically assume the expensive one is overcharging. You need to look for the “why” behind the numbers.
You should trust the contractor who provides a transparent, highly detailed proposal and can explain exactly why their costs are higher, such as using superior underlayment or providing a better labor warranty. The lower bid is often a red flag that the contractor is cutting corners on safety, labor wages, or high-quality components that keep the roof from leaking later.
- Look for “apples-to-apples” comparisons in the specific brands and models of roofing products listed.
- Beware of vague language like “repair as needed,” which can lead to massive price hikes mid-project.
- Trust the pro who takes more time to inspect the roof and take measurements before handing over a price.
SLAs & Emergency Terms
A Service Level Agreement (SLA) is like a promise in writing. It makes sure your roofing partner is there when you need them most, especially during a storm.
Smart property managers are negotiating guaranteed 24-hour response times for leaks, 4-hour windows for emergency stabilization, and dedicated account managers for faster communication. These terms ensure that your building doesn’t suffer more damage while you wait for a callback.
- Define “emergency” versus “standard” repairs so there is no confusion on pricing or speed.
- Include a “not to exceed” dollar amount for immediate repairs so the contractor can start work without waiting for a new PO.
- Set clear reporting standards so you get photos and documentation of every repair for your records.
Choosing the right roofing vendor is about more than just finding the lowest price; it is about building a partnership that protects your investment for years to come. By asking the right questions and insisting on clear service-level agreements, you can avoid the headaches of bad contractors and ensure your buildings stay dry. Taking the time to verify credentials and compare every line item in a bid is the only way to guarantee you are getting the quality and reliability your property deserves.
