Selecting the right roofing contractor for your home is not a decision you want to take lightly. After all, your roof shelters all your most valuable assets in life, from your family, to your belongings, to your most expensive investment.
Problem is…..
There are way too many roofing contractors out there to consider. In fact, there are over 101,000 roofing contractors in the US alone.
And yet……
Without the right one, you could wind up with cheap workmanship, overpriced estimates, and worst of all — safety issues.
If you're in Pennsylvania, you have access to an experienced roofing company in Lancaster, PA that understands local codes and weather patterns. But regardless of your location, this guide will help you find quality contractors.
In this ultimate guide, I'm going to reveal the secrets to finding and choosing the best roofing contractor for your project. Proven tactics that homeowners like you are using to weed out bad contractors and make sure you get only top-quality work.
Let's dive in!
You will discover:
Warning Signs of a Bad Roofing Contractor
Questions to Ask Every Potential Contractor
Credentials That All Roofers Should Have
How to Compare Quotes Like a Pro
The Roofing Contractor Interview Checklist
Things to Look For (or Avoid) in a Roofing Contract
Why Choosing the Right Contractor is So Important
Roof work is one of those projects that you really can't easily undo. Hiring the wrong contractor can lead to all kinds of problems later, such as:
Sub-par workmanship that's ugly and not up to building code
Safety hazards both during the project and for years later
Warranty issues and higher repair costs down the road
Surprise expenses due to redoing bad work
You can think about it like this…
A properly installed roof can last anywhere from 25-50 years or longer. But a poor installation job? You could start having problems in as little as a few years.
The stakes are high, which is why more and more homeowners are becoming educated before making their decision. 67% of homeowners now say that online reviews are "extremely or very important" in their decision to hire a roofing contractor.
Warning Signs of a Bad Roofing Contractor
The good news is, some of the biggest red flags are obvious, and learning to recognize them can literally save you thousands of dollars and months of aggravation. Here are some of the worst:
Knocking on Doors
Door-to-door salesmen are an endangered species, and reputable roofing contractors aren't one of them. Roofing contractors that cold-knock on your door are called storm-chasers. If a bad storm just happened in your area, you can bet it's because out-of-state, out-of-work storm-chasing contractors just heard about it and decided to hit town.
They have basically zero local reputation or community investment, so of course they're only looking out for themselves.
You'll know them when you see them. If someone shows up out of nowhere, looking to squeeze you into signing immediately with such lines as:
"I'm in the neighborhood."
"This deal expires today."
"Prices go up next week."
Run the other way!
Missing a Local Address or References
You have to be able to get a hold of a contractor, both in person and on the phone. If they have no local address, or only a P.O. Box, or only provide out-of-area references, run the other way.
If they only have a 800-number and can't or won't provide local references, run the other way.
The roof over your house is the last place you should trust out-of-town, out-of-state scammers.
Asking for Full Payment Up Front
Never pay a contractor the full amount up front. A reputable, honest roofing company will typically only ask for a 10-20% deposit with the balance due upon completion.
If they ask for full payment up front or won't agree to a payment schedule, you have serious issues.
It's bad news and a red flag that this company can't be trusted.
No Written Contract
You want a detailed, written contract that itemizes every aspect of the project, including materials, labor, timeline, and more.
If a roofing company hesitates to put anything in writing, is reluctant to sign a contract, or tries to pressure you to sign immediately, do not sign. Walk away!
Very Low Bids
If one bid is significantly lower than the others, there's a reason why.
Either they're skimping on materials and planning to come back later with surprise costs, or they're going to cut corners and make the project take longer. Or both.
Questions to Ask Every Potential Contractor
Smart homeowners show up with questions. The best questions help weed out low-quality contractors and set the bar high.
Some of the most important questions to ask include:
Licensing & Insurance Questions:
Are you licensed in this state?
Can I see your insurance certificates?
If an accident occurs on my property, what happens?
Experience and References Questions:
How long have you been in business locally?
Can I have three recent local references?
Do you have photos of recent local jobs?
Project-Specific Questions:
What materials do you recommend and why?
How long will this project take?
Do you have to get permits, and who will be responsible for it?
Credentials That All Roofers Should Have
Don't take their word for it. You want to verify:
State Licensing
Visit your state licensing board's website and verify their license is active and in good standing.
Insurance Coverage
Ask for their liability insurance and worker's comp insurance certificates, then call the insurance company directly to verify it's a valid, active policy.
Better Business Bureau
Check their BBB rating and read any complaints. Look for trends in any negative feedback.
Online Reviews and Social Media
Look at their reviews on Google, Yelp, and social media. Notice how they handle negative reviews. Does it tell you anything about their customer service?
How to Compare Quotes Like a Pro
Getting multiple quotes is important but comparing them requires skill.
Materials Specifications
Does the contractor clearly list the materials, brands, and grade? Specificity = high-quality contractor. Generic = avoid.
Labor Breakdown
Look for a breakdown of material and labor costs. Transparency is key to understanding what you're paying for.
Timeline and Cleanup
Is the project timeline included? Who's responsible for removing the old roof and disposal?
Warranty Terms
Compare warranty terms across contractors. Make sure you know what's covered and for how long.
Pro Tip: Avoid focusing only on price. Focus instead on value.
The Roofing Contractor Interview Checklist
Interviewing contractors can reveal as much about the project as the quotes.
Great contractors will return calls promptly, clearly explain technical issues, provide regular updates, and be responsive to your concerns.
Bad communicators during the sales process are generally bad communicators when they get paid.
Wrapping It All Together
Good contractors welcome homeowners who ask questions and will have no problem providing proof of licensing, insurance, and their professional reputation.
By following this guide, you'll avoid the biggest homeowner pitfalls when it comes to choosing a contractor. You'll land on a company that provides quality work, excellent communication, and guarantees their work.
Don't forget these final takeaways:
Verify licensing and insurance
Get multiple detailed quotes
Check reviews and online feedback
Pay attention to communication style
Trust your instincts
Take your time to choose a roofing contractor wisely, and you'll enjoy a roof that protects your home for decades to come.
