Hiring a roofer

Roofing Contractor Hiring Guide

Do you actually need a professional? And if you do, how do you hire one without being overcharged or misled? An honest guide from the homeowner's side of the ladder.

  • No contractors recommended
  • Nothing to sell you
  • Prices in USD ranges
Spot the 7 red flags Get the 8-question checklist

Do I need a professional? Turn on JavaScript for the 30-second quiz, or jump to the situation list.

Step 1

Do you even need a roofer?

Often yes, but not always, and not always a replacement. Here is how common situations usually break down. Costs are typical US ranges for orientation, not quotes: size, pitch, material and region move them a lot.

  • Pro needed

    Active leak

    Water finds the weak point, and it is rarely where the stain shows. A roofer has to trace it. Until then, catch drips and ask about a temporary tarp, which should be fitted by someone who works at height.

    Repair often $300 to $1,500

  • Pro needed

    Flashing, chimney or valley

    These joints cause most leaks and are the hardest to repair well. Sealant smeared over them hides the problem for a season at best.

    Repair often $200 to $1,200

  • Depends

    A few missing or damaged shingles

    A small repair for a roofer. Only consider DIY on a low, dry, walkable roof, with proper fall protection, and never alone.

    Repair often $200 to $1,000

  • Inspect first

    Storm or hail damage

    Photograph from the ground, read your insurance terms, then get an inspection before any contractor starts work.

    Independent inspection about $100 to $400

  • Inspect first

    Roof over 20 years old

    Not an emergency by itself, but a good time to learn how much life is left before you spend on repairs.

    Full asphalt replacement often $6,000 to $16,000

  • Usually DIY

    Moss, debris and gutters

    Clearing leaves and gutters from a stable ladder is routine upkeep. Do not pressure wash shingles, which strips the granules that protect them.

    Gutter cleaning service often $100 to $300

Step 2

The repair or replace rule

Contractors have a reason to lean one way and you have a reason to lean the other. A few rules of thumb keep the conversation honest. They are guides, not law.

Repair when

  • The damage is confined to one small area
  • The roof is under about 15 years old for asphalt shingles
  • The deck underneath is dry and sound
  • Materials still match or can be matched

Replace when

  • Damage or leaks appear across several areas
  • Shingles curl, crack and shed granules broadly
  • The roof is at or past its expected life, often 20 to 25 years for asphalt
  • There are already two layers, or the deck is rotting

Inspect first when

  • You cannot say how far the damage goes
  • You are unsure of the roof's age
  • Storm damage may be an insurance claim
  • Two contractors disagree
30%

A common rule of thumb: if repairs would cost more than about 30% of a replacement, or the roof is near the end of its life, replacing is usually the better use of money. Work out your own numbers with the roof cost estimator and the lifetime cost calculator.

Step 3

7 red flags: walk away or slow down

Any one of these is a reason to stop and check. Two or more is a reason to end the conversation. Our full list of 12 warning signs goes further.

  1. The knock on the door after a storm

    Out-of-area crews who appear within days and say they "were in the neighbourhood". Real local firms rarely need to canvass. Why to be careful.

  2. "This price is only good today"

    A fair quote is still fair next week. A deadline is a sales tactic, and it exists to stop you getting a second quote.

  3. Most or all of the money up front

    A small deposit toward materials can be normal. Large payments before any work are not, and cash-only demands are worse.

  4. No written, itemised quote

    A single number on a card or a verbal figure gives you nothing to hold anyone to. If it is not in writing, it was not promised.

  5. Cannot prove licence or insurance

    Ask for the licence number, and a certificate sent directly by the insurer. If they get annoyed, that is your answer. How to check.

  6. Offers to cover your insurance deductible

    Waiving or absorbing a deductible is illegal in many places and can void a claim. It also means the price was padded to cover it.

  7. Insists on a full replacement but will not show you why

    A reputable roofer shows photos of each problem and where it is. If you cannot see the damage yourself, ask for a second opinion before you sign anything.

Step 4

Quotes and contracts, decoded

Two quotes for the same roof can differ by thousands because they cover different work. Compare the scope first, and the price second.

The three-quote rule

  • Get three written quotes for the same scope, using the same description of the job.
  • A quote far below the others has usually left something out. Ask exactly what.
  • A quote far above the others is not automatically better. Ask what the extra pays for.
  • Lay them side by side with the quote checklist, then the comparison calculator. More in how to compare estimates.

Anatomy of a fair quote

  • Scope: tear-off, layers removed, disposal
  • Materials: brand, product line, colour
  • Underlayment, drip edge, flashing: named, not assumed
  • Ventilation: what is added or kept
  • Decking: price per sheet if rot is found
  • Permit, start window, duration, cleanup
  • Payment schedule and total in dollars
  • Two warranties, in writing

Fine print worth reading twice

Two different warranties

The manufacturer covers the materials. The contractor covers the workmanship. Terms, length and transferability differ, so read both. What a warranty covers.

Unit prices for surprises

Rotten decking is found only after tear-off. A fair quote states the price per sheet in advance, often in the region of $70 to $120, so you are not negotiating mid-job.

Change orders and cancellation

Extra work should need your written approval and a price. Check how long you have to cancel a signed contract without penalty, which varies by place. What a contract should say.

Watch for plans that renew themselves

Some contractors attach an annual maintenance or inspection plan that renews automatically, or make the workmanship warranty conditional on buying it. Read the term, the renewal date and how to cancel before you sign. A warranty you must keep paying for is a subscription.

$1,500 cheaperon a $9,000 job is a 17% saving. If the cheap quote skips new flashing, drip edge or ventilation, a single later repair can cost more than the difference.
$9,000 vs $10,500can be the same roof. Check that both quote the same shingle line, the same layers removed and the same warranty before treating the lower one as a saving.

Examples for illustration. They are not quotes or a promise of savings.

Step 5

Check the company before the quote

Five minutes of checking removes most of the risk. None of it needs a recommendation from us.

What to verify

  • The licence number against your local licensing board, where one is required.
  • Liability and workers' compensation insurance, shown by a certificate sent by the insurer.
  • A real local address and phone number, and a history you can find under that name.
  • Two or three recent jobs you can look at, or customers willing to talk. More in how to choose a roofing contractor.

Safety and fairness

  • Do not climb onto the roof to check on the work or to place a tarp yourself.
  • Read recent reviews for patterns, such as the same complaint about delays or unreturned calls, rather than the star average alone.
  • Be wary of a company that cannot name who will actually be on the roof, you or a subcontractor.
  • For insurance work, tell your insurer before signing a contractor's paperwork.

Step 6

8 questions to ask before you sign

Tick each one once you have a clear answer in writing. A good contractor will answer without fuss. For longer lists see questions to ask a roofer.

0 of 8 asked

Tick each question as you get a clear answer in writing.

Print it, or copy it into your notes before the first visit.

Step 7

After the job: what to do before you pay

The work is not finished when the truck leaves. These four steps protect you for the life of the warranty.

01

Walk the roof together

Look at the finished roof from the ground with the foreman, and photograph it. Check the attic for daylight or damp.

02

Collect the paperwork

Final invoice, both warranty documents, the permit sign-off and proof of any changed scope.

03

Ask for lien waivers

A release from the contractor and suppliers shows they were paid, so you are not billed twice. Local rules vary.

04

Pay last, file everything

Make the final payment once you are satisfied, and keep the records. If something fails, read what to do about defective work.

Questions

Frequently asked questions

How many roofing quotes should I get?

Three written quotes for the same scope is the practical rule. Two gives you no way to spot an outlier, and more than four mostly adds noise. Give every contractor the same description of the job so the quotes can be compared line by line.

Is a free roof inspection really free?

It often is, but the person inspecting is usually the person hoping to sell you the work. That does not make the findings wrong. It means you should ask for photos of every problem and get a second opinion before agreeing to a large job. A paid inspection of roughly $100 to $400 from someone who does not sell repairs is independent.

How much deposit is reasonable?

Deposits vary by region and job size, but a small deposit to cover materials, with the rest tied to progress and a final payment after you have inspected the finished roof, is a common pattern. Be cautious about any request for most or all of the money up front, and check what your local rules allow.

How long does a roof replacement take?

A typical house with a single layer of shingles is often finished in one to three days when the weather cooperates. Larger or complex roofs, metal or tile work, and repairs to rotten decking take longer. Ask for a start window, an expected duration and what happens if rain interrupts the work.

Does the roofer or the homeowner need to pull the permit?

It depends on where you live and on what the work involves. In many places a replacement needs a permit, and the contractor normally applies for it. Ask who is responsible, whether the cost is in the quote, and whether an inspection sign-off will be issued at the end.

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How we wrote this

We do not recommend, rank or take payment from contractors, and we do not run a lead service. The guide draws on the checks and rules of thumb we explain across the site. See how we calculate.

Good to know

Prices are US dollar ranges for orientation and vary by region, roof size and material. This is general information, not legal, insurance or engineering advice. Rules on licensing, deposits and permits differ by place, so confirm locally. See the disclaimer.