How to Choose a Roofer — What to Look For and Red Flags
Choose a roofer who is licensed, insured (liability + workers comp), has 5+ years in business, provides a detailed written estimate, and has 50+ Google reviews at 4.5+ stars. Red flags: door-to-door solicitation after storms, demands cash upfront, no written contract, and pressure to sign today.
Cost Breakdown
| Service | Low | High | Notes |
|---|---|---|---|
| Free estimate | $0 | $0 | Standard practice |
| Typical upfront deposit | 10% | 30% | Of total job cost |
| Workmanship warranty | 5 | 25 | Years (ask!) |
| Manufacturer warranty | 25 | 50 | Years, varies |
| Typical quote range | $5,000 | $15,000 | Standard asphalt roof |
How to Choose a Roofer
Must-Haves
- License: State contractor's license (verify on your state's licensing board website)
- Insurance: Both general liability AND workers compensation. Ask for certificates and verify they are current.
- Experience: 5+ years in business under the same name
- Written estimate: Detailed breakdown of materials, labor, tear-off, disposal, permits, and timeline
- Warranty: Both manufacturer warranty on materials AND workmanship warranty from the roofer (minimum 5 years)
- References: 3+ recent local projects you can drive by or contact
Red Flags
- 🚩 Storm chasers: Out-of-town companies that appear after storms. They may do subpar work and disappear, leaving you with no warranty recourse.
- 🚩 Large deposit demands: Never pay more than 10-30% upfront. Full payment on completion.
- 🚩 Cash-only requests: Legitimate companies accept checks and cards. Cash avoids accountability.
- 🚩 No written contract: Everything should be in writing before work begins.
- 🚩 Pressure to sign today: Good roofers have enough work — they do not need high-pressure sales.
- 🚩 Waiving your deductible: Offering to cover your insurance deductible is insurance fraud.
Getting Quotes
Get 3-5 written quotes. Prices can vary 20-40% for the same job. Compare not just price but materials, warranty terms, timeline, and included services (tear-off, cleanup, permits). The cheapest quote is often the most expensive mistake.
Related Questions
Should I get a roofing estimate in writing?
Always. A verbal estimate is worthless. Written estimates should include: materials and brand, square footage, tear-off details, decking inspection clause, flashing, cleanup, permits, payment schedule, timeline, and warranty terms. Compare apples to apples across quotes.
Is the cheapest roofer the best choice?
Rarely. The cheapest quote often means cutting corners — thinner underlayment, fewer nails per shingle, skipping starter strips, and minimal cleanup. Mid-range quotes from established companies typically offer the best value. Pay for quality installation that protects your home for decades.
What should a roofing contract include?
Scope of work (materials, brand, color), start and completion dates, payment schedule (never 100% upfront), permits and inspections, warranty terms (both workmanship and manufacturer), cleanup and debris removal, and how change orders are handled.