How to Hire a Roofer: 9 Questions Every Homeowner Should Ask

Hiring a roofer is one of the most important home decisions you’ll make. Whether you need a routine Roof Repair near you or emergency roofing after a storm, asking the right questions helps you spot good practices and avoid common problems.

This guide gives nine specific questions, follow-ups, scripts you can use, and practical checks for contracts, permits, insurance, and references. Use it during phone calls, on-site estimates, and before you sign a contract.

The 9 essential questions (📝)

Below are nine focused questions to ask every roofing contractor. For each, we list what to listen for, follow-up checks, and red flags.

1. Are you licensed and insured? Can I see your license number and certificate of insurance (COI)?

   • Why ask: Licensing and insurance protect you from contractor mistakes and worker injuries.
   • What to expect: A clear answer with a license number, insurer name, and COI that lists commercial general liability (CGL) and workers’ compensation limits.
   • Follow-up: Call the insurer to confirm the policy is active and that the COI covers the job value.
   • Red flags: Hesitation, no license, expired insurance, or a COI that lists a different business name.

2. Who pulls permits and handles inspections?

   • Why ask: Local building permits ensure work meets code. Requirements vary by city, county, and state.
   • What to expect: The contractor explains whether they pull permits themselves, the timeline, and if they coordinate inspections.
   • Follow-up: Ask which office issues permits locally (county or city building department) and how long permit processing usually takes.
   • Red flags: Contractor says permits are not needed without checking local code, or they suggest you get permits to save time or money.

3. What warranties do you offer—manufacturer and workmanship—and are they transferable?

   • Why ask: Warranty coverage defines who fixes issues later.
   • What to expect: Distinct manufacturer warranties (for shingles, metal, tiles) and a workmanship warranty from the contractor with clear terms and lengths.
   • Follow-up: Request sample warranty documents and ask how to file a claim. Confirm if workmanship warranties transfer to a future homeowner.
   • Red flags: No written warranties, vague time frames, or warranties that require an inspection fee you weren’t told about.

4. What is your lead time and estimated schedule for start and completion?

   • Why ask: Weather, material availability, and crew schedules affect timing.
   • What to expect: A realistic start window, number of days on site, and plan for delays (rain, material backorders).
   • Follow-up: Ask for a written schedule in the contract and how they communicate delays.
   • Red flags: Promise of an exact date without a written plan, or a very short timeline that seems unrealistic for the job size.

5. What materials and brands will you use?

   • Why ask: Materials affect longevity, performance, and warranty.
   • What to expect: Brand names, model numbers, shingle class or metal gauge, underlayment type, flashing materials, and any eco-friendly options.
   • Follow-up: Verify manufacturer’s warranty details and check product ratings (e.g., UL listings).
   • Red flags: “We’ll use what’s cheap” or no specifics about materials.

6. Who will perform the work—your employees or subcontractors? What are their qualifications?

   • Why ask: Crew skill level matters for installation quality.
   • What to expect: Clear information about whether their crews are company employees, certified installers, or subcontractors with references and certification details.
   • Follow-up: Ask for installer certifications (manufacturer training), proof of crew safety training, and sample IDs you can request on-site.
   • Red flags: Vague answers about subcontractors, no proof of training, or crews that aren’t covered by the contractor’s insurance.

7. How will you handle clean-up and disposal?

   • Why ask: Roofing debris can damage landscaping and become a neighborhood issue.
   • What to expect: Use of magnets and tarp drops, daily clean-up, dumpster or hauling plan, and disposal site name.
   • Follow-up: Ask about sidewalk/bay protection, driveway protection, and whether they will sweep for nails with a magnetic sweeper.
   • Red flags: No plan for cleanup or suggestion that you handle debris disposal.

8. How do you handle change orders and unexpected damage?

   • Why ask: Hidden rot or structural issues show up once shingles are removed.
   • What to expect: Written change-order process with documentation, photos, approvals, and a price estimate before extra work begins.
   • Follow-up: Ask for an example change order and how they document hidden damage.
   • Red flags: Verbal-only change orders, pressure to approve extras immediately, or no documentation.

9. Can you provide references and recent project examples?

   • Why ask: Past work shows real-world results.
   • What to expect: Contact details for recent customers, photos, and examples of similar homes (size, material, slope).
   • Follow-up: Ask to see before-and-after photos and invoices showing final costs and materials used.
   • Red flags: No references, only out-of-area projects, or no photo documentation.

What a good answer sounds like vs red-flag answers (examples and scripts)

H3: Good-answer scripts

• On licensing and insurance:
  • "Yes. Our license is #ABC123. Here's a copy of our current COI showing CGL with $1M limits and workers' comp listed. Feel free to call XYZ Insurance to confirm."
• On permits:
  • "We pull the permits for the county building office. The permit usually takes 5–10 business days. We coordinate inspections and will provide you the permit number."
• On change orders:
  • "If we find underlying rot, we'll stop work, document with photos, provide a written change order, and need your approval before continuing."

H3: Red-flag scripts

• "No license required." — Bad. Always verify with your local building department.
• "We don't need to pull permits; it slows the job." — Bad. This can cause failed inspections and insurance denial.
• "Trust me, we'll handle anything extra." — Bad without written change-order terms.

Use these scripts in conversations and follow up via email so you have a written record.

Contract checklist

Before signing anything, make sure your contract includes all items below. A clear contract is your best protection.

• Scope of work: Exact materials, sizes, colors, and work tasks (e.g., remove old shingles, replace flashing, install new underlayment).
• Start and end dates: A start window and estimated completion date, plus the plan for weather delays.
• Full payment schedule: Typically an initial deposit, progress payment, and final payment after final inspection and lien releases. Avoid large final bills before inspection.
• Lien releases: A clause stating contractor will provide lien releases when paid and that subcontractors are paid.
• Manufacturer and workmanship warranties: Names, lengths, and how to make a claim. Attach sample warranty documents.
• Warranty transferability: State whether workmanship warranties transfer to a new homeowner.
• Material specifics: Brand, model, warranty class, and underlayment type.
• Cleanup and disposal: Who removes debris, where it's hauled, and daily site protection measures.
• Change-order process: Written change orders with signatures before extra work starts.
• Insurance and license information: License number and COI attached.
• Permit responsibility: Who pulls permits and who pays permit fees.
• Payment details: How payments are accepted (check, credit card, escrow) and whether the contractor accepts insurance assignments for storm claims.

Conley's Roofing uses a transparent contract template that lists these items. Ask to review a sample contract before you call for an estimate.

Verifying credentials

Concrete steps to verify a contractor’s claims.

• Check license numbers:
  • Look up the license on your state’s contractor licensing board or registrar by name and license number. Confirm the license classification covers roofing work.
• Verify insurance:
  • Ask for a Certificate of Insurance (COI). Confirm the policy is active and that it lists commercial general liability and workers’ compensation. Call the insurance company to verify coverage and limits.
• Check complaints and ratings:
  • Use the Better Business Bureau (BBB) to check complaints and how the contractor responded.
  • Check your state’s licensing board for disciplinary actions.
• Manufacturer certification:
  • Many shingle and metal manufacturers list certified installers on their sites or will confirm certification numbers. Ask for installer certification or training records.
• Ask for sample paperwork:
  • Request a sample COI, sample contract, and sample warranty documents. Legitimate contractors will provide these.

Authoritative resources to reference: your state contractor licensing board, the National Roofing Contractors Association (NRCA) for best practices, Occupational Safety and Health Administration (OSHA) for job-site safety expectations, and your local building department for permit rules.

Interviewing and reference checks

Talk to previous customers to learn how the contractor performs in real situations.

Sample questions to ask references:

• Did the crew arrive on time and keep to the agreed schedule?
• Did the contractor pull permits and pass inspections?
• Were there unexpected change orders? How were they handled?
• Was the site left clean each day and nails swept at the end?
• If you had a problem later, how responsive was the contractor?
• Was the final cost close to the original estimate?

What to request:

• Before-and-after photos of the completed roof.
• Copies of permits and final inspection documents.
• A final invoice or proof of payment, showing materials used and labor.
• Warranty documents and any follow-up service records.

When speaking to references, listen for specifics: dates, names, and examples. Vague praise without details is less useful than a clear story about how issues were resolved.

Problem / Scenario

Imagine: shingles lifted in one corner after a windstorm, a small leak in the attic, or visible granule loss in gutters. Each problem type calls for different urgency.

• Active leak with interior damage: Treat as urgent. You may need a temporary tarping and emergency roofing service to stop water intrusion, then a full repair.
• Missing shingles or lifted flashing: These can lead to leaks if left. Schedule inspection and repair within days or weeks depending on storm risk.
• Age-related wear: If the roof is near the expected life of its material (e.g., 20–25 years for many asphalt shingles), plan for a full Roof Replacement.

If you see structural sagging or widespread rot, stop using the attic and seek professional inspection immediately. Structural repairs may be needed before the roof covering is replaced.

Quick Safety Checklist (⚠️)

Short list homeowners should keep in mind when a crew is on-site.

• Keep people and pets away from drop zones and ladders.
• Ask to see the crew’s safety procedures (fall protection, ladder tie-offs).
• Verify the contractor uses tarps to protect landscaping, gutters, and vehicles.
• Confirm daily cleanup: magnetic nail sweeper and debris removal.
• Do not climb on the roof yourself during or after work—shingles and nails are hazards.
• For storm damage claims, document with photos before the crew arrives if safe.

OSHA sets job-site fall protection standards. Contractors should follow OSHA guidance and use fall arrest or guardrail systems when required.

DIY vs. Call a Pro

When a homeowner can do work and when to call a pro.

Do-it-yourself may be reasonable for:

• Small gutter cleaning and minor maintenance like replacing a missing shingle in a single-story area where you have experience and safe access.
• Replacing a detachable vent cover or cleaning attic vents from inside.

Call a pro for:

• Any roof work that requires ladder work above one story or on steep slopes.
• Water leaks and structural damage.
• Work that may affect roof deck, flashing, chimneys, skylights, or ventilation.
• Projects that may require permits or professional warranty coverage.

For emergency roofing and complex repairs, professionals provide insurance communication, permits, and crews trained for safety and code compliance.

What Pros Do On Arrival

A professional crew will follow a predictable approach.

• Initial walkthrough: Inspect roof, attic, and flashing. Note problems and take photos.
• Documentation: Confirm the scope and any permit needs, then provide or update a written estimate.
• Safety setup: Set up ladders, tarps, and roof-edge protection as needed.
• Material staging: Deliver and stage materials to minimize damage to yard/driveway.
• Work plan: Remove old materials as needed, check roof deck for rot, install underlayment and flashing, then install finish materials.
• Cleanup: Sweep for nails, haul off debris, and leave site tidy.
• Final inspection: Walk the roof and property with the homeowner. Provide final paperwork, warranties, and maintenance instructions.

If a pro finds unseen damage (rot, structural issues), they should stop, document, and provide a written change order before continuing.

Prevention & Maintenance

Simple maintenance extends roof life and reduces emergency calls.

• Twice-yearly inspections: Check shingles, flashing, gutters, and vents in spring and fall.
• Clean gutters and downspouts: Prevent water backup that rots fascia and decking.
• Trim overhanging branches: Limits moss growth and damage from falling limbs.
• Maintain attic ventilation and insulation: Prevents ice damming and reduces temperature-related damage.
• Promptly repair small leaks: Small fixes prevent larger structural problems.

Consider a preventative maintenance plan with regular inspections and small repairs. Conley's Roofing offers sample preventative checklists and can explain maintenance recommendations for your roofing type.

Costs & Time Factors

Costs vary with materials, roof complexity, and location. Below are ranges and factors—not quotes.

• Small repairs: Often a few hundred to a few thousand dollars depending on materials and access difficulty.
• Partial replacements: Several thousand to tens of thousands depending on area replaced and materials like shingles vs. tile or metal.
• Full roof replacement: Tens of thousands for many homes; metal and tile are usually higher than asphalt shingles.
• Emergency roofing/tarping: Additional service charges may apply for immediate response outside normal business hours.

Time factors:

• Simple repairs: Usually 1 day.
• Partial replacements or complex repairs: 1–3 days.
• Full replacements: Several days to a week depending on crew size and weather.
• Permit processing: Can add days to weeks depending on the locality.

Material delivery times, manufacturer backorders, and weather can extend schedules. Ask contractors for written timelines and planned communication for delays.

Authoritative references for safety and building standards: OSHA (for safety), local building codes (for permits and inspections), and roofing manufacturer installation guides (for warranty compliance).

When It’s an Emergency (🚨)

What qualifies as an emergency and the steps to take.

Signs it’s an emergency:

• Active water entering living spaces.
• Electrical sparking or exposed wiring due to water.
• Structural sagging or collapse risk.
• Large sections of roofing blown away after a storm.

Immediate steps:

1. Protect people and pets. Turn off electricity to affected areas if safe.
2. Document damage with photos and videos. Take wide and close-up shots.
3. Call your insurance company to report the claim if storm damage is suspected.
4. Arrange for emergency roofing measures: temporary tarping, boarded openings, or a tarp to stop further water intrusion.
5. Hire a contractor experienced in storm damage restoration and emergency roofing to make temporary repairs and then schedule permanent repairs.

If you need a quick response, look for contractors who explicitly offer emergency roofing and can provide immediate tarping and temporary protection. Ask during that call: "Do you provide emergency tarping, and what is your response time?"

Note: Do not sign long-term contracts for permanent work in the immediate aftermath of a storm without time to compare estimates and check credentials.

FAQ

Q: How many estimates should I get?

• A: Aim for at least two to three written estimates for major repairs or replacements to compare scope, materials, and timelines.

Q: Should I pay the full amount up front?

• A: No. Use a reasonable deposit with staged payments tied to milestones. Avoid large final balances before final inspection and lien releases.

Q: Will my homeowner’s insurance pay for a new roof?

• A: It depends. If damage is from a covered peril (storm, hail), your policy may cover repairs or replacement minus your deductible. Document damage and coordinate with your insurer. A contractor can help prepare a repair scope but avoid contractors who ask you to inflate claims.

Q: Can I hire a contractor who is not local?

• A: You can, but local contractors know local permit rules and inspection timelines. Also, local crews may respond faster for warranty issues and emergency roofing.

Local & Seasonal Considerations

Permitting differences by state/county:

• Each county or city has different permit triggers (roof replacements may always need a permit; small repairs sometimes do not). Ask the contractor: "Which local office issues the permit and will you file it?"
• Some jurisdictions require licensed local installers for certain materials or for wind-rated systems.

Seasonal considerations:

• Winter: Cold temperatures can affect shingle installation and adhesive; some manufacturers limit installations below certain temperatures.
• Spring & summer: Busy season—lead times often increase. Expect longer wait times for non-emergency work.
• Hurricane/tornado zones: Wind uplift and code requirements may require specific fasteners, underlayment, and inspections. Use contractors familiar with local wind ratings.

Ask the contractor: "Have you worked on roofs in my county/city? Who pulls permits locally? Do you use installers certified for local wind/ice standards?"

Sample questions to bring to estimate appointments

Bring a printed checklist or worksheet to each estimate. Key items to cover:

• License number and insurance details
• Permit plan and who pulls permits
• Materials (brands and model numbers)
• Work schedule and cleanup plan
• Payment schedule and lien release plan
• Warranties (manufacturer and workmanship)
• Change-order process and documentation

Conley's Roofing provides a contractor interview worksheet and a sample contract redline for homeowners who want a guide for questions and common contract pitfalls. Ask for these items before your estimate so you can compare consistently.

Downloads (sample files you can request from your contractor or bring to an estimate):

• Contractor Interview Worksheet (PDF)
• Sample Contract Redline (PDF)
• Estimate Appointment Checklist (PDF)

Spotting common scams and bad practices

• High-pressure sales: Avoid contractors who pressure you to sign immediately with claims they will run out of materials or money will be lost.
• Storm-chasing contractors: Contractors who appear only after a storm and won’t give local references are risky.
• Requests for full payment upfront: Reputable firms use staged payments.
• No written contract: Never proceed without a written contract that includes the contract checklist items above.
• Suggesting you file a misleading insurance claim: A contractor should help document damage, not instruct you to misrepresent facts to your insurer.

If something feels off, pause, compare estimates, and verify credentials.

Closing tips — how to feel confident

• Take notes during each estimate and ask for everything in writing.
• Verify license and insurance before work starts.
• Keep communication by email for a written record of promises and change orders.
• Keep prices comparable by ensuring each estimate lists the same scope and materials.
• Ask to see a sample contract and sample warranty documents in advance.

Conley's Roofing hires certified installers, provides a transparent contract template, and can show sample warranties, project galleries, and testimonials on request. We also offer a contractor interview worksheet and a sample contract redline to help homeowners compare bids.

If you need immediate help with a leak or storm damage, look for a contractor offering emergency roofing response and tarp services. Ask specifically about response time, temporary protection, and how they document damage for insurance.

If you want a printable plan for your estimate visits, request the contractor interview worksheet and the estimate appointment checklist. These tools help you ask consistent questions and spot missing items quickly.

Authoritative resources and references

• National Roofing Contractors Association (NRCA) — installation best practices.
• Occupational Safety and Health Administration (OSHA) — job-site safety and fall protection requirements.
• Your state contractor licensing board — license lookup and complaint information.
• Local building department — permit and inspection rules.
• FEMA — guidance on storm damage and recovery for homeowners.

These sources define codes, safety, and accepted practices contractors should follow.

Call Conley's Roofing now — or reach us anytime at  1-877-278-2688 .