Step 1: Build Your Candidate List
Where to Find Contractors
Start with multiple sources to build a list of 5–8 candidates, then narrow down:
- Manufacturer directories: Search GAF's Find a Contractor, Owens Corning's Contractor Locator, or CertainTeed's Contractor Finder for certified pros in your area
- Personal referrals: Ask neighbors, friends, family, and coworkers who have had roofing work done recently
- Online reviews: Google Business, Yelp, BBB, and Angi — look for contractors with 50+ reviews and 4.0+ stars
- Local building supply stores: Staff at roofing supply houses know which contractors do quality work
- Home Depot's Pro Referral: Home Depot connects homeowners with pre-screened local contractors
Red Flags in Your Search
Remove any contractor from your list who:
- Has no physical business address (PO Box only)
- Cannot provide a license number
- Has BBB complaints with no resolution
- Has reviews mentioning abandoned jobs or ghosting
- Is not listed in any manufacturer directory
Step 2: Verify Credentials
Before inviting anyone to your home for an estimate, verify these five items:
1. State/Local Contractor License
Requirements vary by state, but most require roofing contractors to hold a valid license. Check your state's contractor licensing board website. The license should be active and in good standing, in the contractor's name, and appropriate for roofing work.
2. General Liability Insurance
This protects your property if the contractor causes damage during the project. Minimum recommended coverage: $1 million per occurrence.
3. Workers' Compensation Insurance
This is critical. If a worker is injured on your property and the contractor lacks workers' comp, you could be held liable. Confirm coverage is active — ask for a Certificate of Insurance and call the insurer to verify.
4. Bond/Surety
A surety bond provides financial protection if the contractor fails to complete the work or violates the contract terms. Not all states require bonding, but it is a strong indicator of professionalism.
5. Manufacturer Certifications
The top shingle manufacturers have tiered certification programs that require contractors to meet training, volume, and customer satisfaction standards:
| Certification Level | GAF | Owens Corning | CertainTeed |
|---|---|---|---|
| Basic | Certified | Network | ShingleMaster |
| Mid-Tier | Master | Preferred | Master ShingleMaster |
| Top-Tier | Master Elite | Platinum Preferred | SELECT ShingleMaster |
Only 2–3% of roofing contractors achieve the top-tier certification. These contractors can offer the strongest manufacturer warranties, including workmanship coverage.
Step 3: Get Written Estimates
How Many Estimates?
Get at least three detailed written estimates. Fewer than three does not give you enough data to identify fair pricing. More than five creates analysis paralysis without adding value.
What a Good Estimate Includes
A professional roofing estimate should be detailed, not a single number on a napkin. Look for these line items:
- Materials: Brand, product line, color, quantity (by the square)
- Underlayment: Type (synthetic vs felt), brand
- Accessories: Starter strip, ridge caps, pipe boots, flashing
- Tear-off: Number of existing layers, disposal method and cost
- Decking repair: Allowance for replacing damaged sheathing (price per sheet)
- Labor: Itemized or included in per-square pricing
- Ventilation: Any upgrades (ridge vent, box vents, powered vents)
- Permits: Who pulls them and cost
- Warranty: Material warranty terms + workmanship warranty terms and duration
- Timeline: Estimated start and completion dates
- Payment schedule: When payments are due
Comparing Estimates
Create a simple spreadsheet to compare estimates side by side. Ensure you are comparing the same scope of work — one contractor may include ridge vent installation while another does not.
| Line Item | Contractor A | Contractor B | Contractor C |
|---|---|---|---|
| Material brand/product | — | — | — |
| Material cost | — | — | — |
| Labor cost | — | — | — |
| Tear-off & disposal | — | — | — |
| Decking repair allowance | — | — | — |
| Ventilation upgrades | — | — | — |
| Permits | — | — | — |
| Total | — | — | — |
| Workmanship warranty | — | — | — |
| Timeline | — | — | — |
Beware the Low Bid
A bid that is 25% or more below the others should raise concerns. Common reasons for suspiciously low bids:
- Using inferior or discontinued materials
- Skipping underlayment or proper flashing
- No workers' compensation coverage
- Planning to use unlicensed subcontractors
- No permit being pulled (creating legal and insurance issues)
Step 4: Check References and Past Work
Ask each finalist for 3–5 references from the past 12 months and actually call them. Questions to ask:
- Was the project completed on time?
- Was the final cost close to the original estimate?
- Were there any problems? If so, how were they resolved?
- Was the job site kept clean?
- Would you hire them again?
Online Review Analysis
When reading online reviews, focus on:
- Recent reviews (last 12 months): Old reviews may not reflect current quality
- Response to negative reviews: Professional contractors address complaints publicly and constructively
- Patterns: One bad review is normal. Three reviews mentioning the same problem is a pattern
- Total volume: A contractor with 200 reviews averaging 4.5 stars is more reliable than one with 8 reviews averaging 5.0 stars
Step 5: Understand the Contract
Never sign a contract you have not read thoroughly. A proper roofing contract should include:
Essential Contract Elements
- Scope of work: Detailed description matching the estimate
- Materials specification: Exact brand, product, and color
- Start and completion dates: With reasonable allowance for weather delays
- Payment terms: Amount and timing of each payment
- Change order process: How additional work is handled and priced
- Warranty terms: Both manufacturer and workmanship warranties, in writing
- Permit responsibility: Who obtains and pays for permits
- Lien waiver clause: Protects you from subcontractor liens
- Cleanup and disposal: Who is responsible and what is included
- Cancellation terms: Your right to cancel within a defined period
Payment Best Practices
- Never pay 100% upfront — this is the #1 red flag
- Reasonable deposit: 10–15% or the cost of materials ordering
- Progress payment: 40–50% when materials are delivered and work begins
- Final payment: Balance upon completion, inspection, and satisfaction
- Preferred payment methods: Check, credit card, or financing — avoid cash-only contractors
Step 6: During the Project
What to Watch For
- Permit posting: A permit should be visibly posted at the job site
- Crew safety: Workers should have harnesses, hard hats, and proper equipment on steep roofs
- Material delivery: Verify the materials delivered match what was specified in your contract
- Decking inspection: Your contractor should alert you to any decking damage and get your approval before proceeding with repairs
- Job site cleanliness: Daily cleanup, tarp protection for landscaping, magnetic nail sweeps
Communication
Establish a single point of contact (project manager or company owner) and agree on a communication method (phone, text, email). Good contractors proactively update you on progress and any issues.
Step 7: Post-Installation
Final Inspection
Before making final payment:
- Walk the property at ground level looking for debris, damage to siding or landscaping, and overall roof appearance
- Ask the contractor to walk you through the completed work, pointing out flashing, ventilation, and ridge cap details
- Verify the ridge line is straight and even
- Check that all vents, pipes, and skylights are properly sealed
- Inspect gutters for damage from construction activity
Documentation to Collect
- Material warranty certificates/registration numbers
- Workmanship warranty in writing
- Permit sign-off/final inspection approval from your municipality
- Lien waiver signed by the contractor
- Before and after photos
- Manufacturer warranty registration (many require online activation)
Roofing Scams to Avoid in 2026
Storm Chasers
Out-of-town contractors who appear after hailstorms or hurricanes, going door-to-door offering "free inspections" and pressuring you to sign a contract immediately. They often inflate insurance claims, do substandard work, leave town before problems surface, and are unreachable for warranty claims.
Lowball Bids
Deliberately bidding below cost to win the job, then hitting you with change orders, claiming unforeseen issues, or cutting corners on materials.
Pressure Tactics
"This price is only good today" or "I have a crew available tomorrow but I need a signed contract right now." Reputable contractors do not pressure you to decide on the spot.
No-Permit Work
Contractors who say "we don't need a permit" or "permits just slow things down" are exposing you to serious risk. Unpermitted work can void your insurance, create problems at resale, and violate local codes.
Assignment of Benefits (AOB) Scams
In some states, contractors ask you to sign an AOB, giving them the right to deal directly with your insurance company. This can lead to inflated claims, disputes, and delays. Keep control of your insurance claim.
Questions to Ask Every Roofing Contractor
Use this checklist during your initial consultation:
- Are you licensed in this state/county?
- Do you carry general liability and workers' compensation insurance?
- How long have you been in business?
- Are you manufacturer-certified? At what level?
- Who will be the project foreman on my job?
- Do you use subcontractors or your own crews?
- Will you pull the building permit?
- What is your payment schedule?
- What is your workmanship warranty, and is it in writing?
- Can you provide references from the past 12 months?
- How do you handle unexpected decking damage?
- What is your cleanup process?
How Much Should a Roofing Contractor Charge in 2026?
For reference, here are typical 2026 contractor pricing ranges for a complete tear-off and re-roof on a 2,000 sq ft home:
| Service | Price Range |
|---|---|
| Architectural Shingle Replacement | $9,000–$15,000 |
| Premium/Designer Shingle Replacement | $13,000–$22,000 |
| Standing Seam Metal Roof | $16,000–$32,000 |
| Corrugated Metal Roof | $11,000–$18,000 |
| Minor Repair (patching, flashing) | $200–$800 |
| Moderate Repair (partial re-roof) | $1,000–$4,000 |
Compare material costs independently at Home Depot to understand what percentage of your quote is materials vs labor.
Shop Roofing at Home Depot →Frequently Asked Questions
How long should I wait for a roofing estimate?
A professional contractor should provide a written estimate within 3–5 business days of inspecting your roof. If it takes longer than a week with no communication, move on.
Should I hire the contractor my insurance company recommends?
You are not obligated to use your insurer's preferred contractor. Get independent estimates and compare. However, insurer-recommended contractors are often pre-vetted and may streamline the claims process.
Is it worth paying more for a certified installer?
Yes. The warranty upgrade alone (from a basic 10-year material warranty to a 50-year non-prorated system warranty with workmanship coverage) is worth the modest premium that certified installers charge.
Can I be my own general contractor for a roof?
Technically yes, but it is not recommended. You would need to hire and coordinate subcontractors, pull your own permits, and you would not have access to manufacturer system warranties that require certified installation.
Final Thoughts
Finding the right roofing contractor takes effort, but it is the single most important factor in the success of your roofing project. A $12,000 roof installed by a skilled, certified contractor will outperform a $15,000 roof installed by an unqualified crew every time. Take the time to vet properly, compare apples to apples, and protect yourself with a solid contract.