A roof is one of the few projects where a bad hire can literally leak into the rest of your house. The difference between a solid roofer and a costly mistake almost always comes down to a handful of questions most homeowners forget to ask before they sign.
Before you sign anything
Roofing attracts more than its share of storm-chasers and here-today-gone-tomorrow crews, especially after severe weather. A few pointed questions will tell you most of what you need to know about who you are actually hiring.
1. Are you licensed and insured — can I see both?
You want proof of general liability and workers’ compensation insurance. Without the latter, an injury on your roof can become your problem. Ask for certificates, not verbal assurances.
2. Who is actually doing the work?
Many roofing companies subcontract. That is not automatically bad, but you should know whether the crew on your roof is employed by the company you vetted — and whether they carry the same insurance.
3. What does the warranty actually cover?
There are two warranties: the manufacturer’s warranty on the materials and the workmanship warranty from the installer. Materials mean little if the labor warranty is one year and the installer disappears.
4. Will you tear off the old roof or lay over it?
Laying new shingles over old is cheaper and faster, but it can hide rot and shorten the life of the new roof. A full tear-off costs more up front and usually pays for itself.
If a roofer is pressuring you to sign today for a “storm-damage special,” that urgency is the product being sold. Reputable roofers are busy, not desperate.
5. How will you protect the rest of my property?
Tear-offs are messy. A professional answer covers tarps over landscaping, magnetic sweeps for nails in the driveway, and dumpster placement.
6. What happens if you find rotten decking?
This is the roofing equivalent of the kitchen “surprise.” You want a clear per-sheet price for replacing damaged plywood agreed in writing before work starts — not discovered on the final invoice.
The paperwork that protects you
- A written, itemized contract — materials, brand, color, underlayment, scope, and timeline.
- A payment schedule tied to milestones. A large deposit before any material arrives is a red flag.
- A lien waiver confirming suppliers and subs have been paid, so you are not liable for someone else’s unpaid bill.
Never pay in full up front. A deposit to cover materials is normal. The balance is due when the job is complete and you have inspected it — ideally from the ground with the roofer walking you through what was done.
The quiet tell
The best roofers answer these questions easily because they have answered them a hundred times. Hesitation, defensiveness, or pressure to skip the paperwork tells you more than any five-star review. Ask the questions, get the answers in writing, and the rest of the job usually takes care of itself.
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