There’s a common misconception that it takes weeks to secure quotes from contractors and get them to finalize a price. I met a lady recently who had spent 3 weeks getting quotes from contractors and filled a large file with tons of advice and information. In the end she was left with a cluttered head and still had to make a decision on who to go with. Some had told her that the decking was fine and wouldn’t require any work while others would say that the decking was rotten and need to be replaced before she could even put a new roof on. The problem was they were all referring to the same roof!
It’s more common than you’d think for homeowners to have a dreadful experience with roofer error which not only costs at time of error but can cause problems for years to come and present themselves in forms of mysterious leaks, early deterioration and a failed warranty that goes nowhere.
So where do you actually start?
Verify their qualifications
The first thing to consider when choosing a roofer is whether they are licensed and insured to work on your home. Most states require all contractors to be licensed to work in them, and most require them to carry liability insurance and workers’ compensation insurance as well. Without liability and workers’ compensation insurance, you would be responsible for paying for any injuries to workers on your property, including medical bills.
Many roofers are certified by the manufacturers of the roofing products they install. These are called “Manufacture Certified Roofing Installers.” Some of the major roofing manufacturers such as GAF, Owens Corning and CertainTeed have their own certification programs for roofing installers. Contractors who meet the manufacturer’s requirements for installation and pass an exam offered by the manufacturer become certified. In return for achieving certification, the contractor can offer his customers extended labor warranties that are not available to customers of non-certified contractors. These extended warranties can last from twenty-five to up to fifty years or more in some cases. This is a very important consideration when comparing bids from different contractors.
When evaluating roofers, homeowners typically start by making sure the roofer is licensed, insured (Liability and Workers’ Comp), and that they can provide documentation of it. This is a “table-stakes” item – in other words, minimum requirements that anyone decent should be able to meet. Homeowners should use these as a floor, not a ceiling for determining who to hire. There is plenty of subpar work being done by unqualified, uninsured contractors, so it is essential that homeowners take the time to vet the worst of the worst off of their list before even starting to review and compare the estimates of remaining qualified contractors.
A real estimate looks different from a fake one
A true roofing quote is very detailed. It goes through every step of the process to install the roof, including the removal of the old roofing, repairs to any damaged decking, and the installation of any new vent pipes, etc. It outlines all the different materials to be used for the new roofing, the cost of labor and the cost of the materials, and also any additional costs that may come up throughout the process.
- Material costs listed by product, brand, and quantity
- Labor separated out, not buried in the total
- Disposal fees included (tearing off old shingles generates a lot of waste)
- Underlayment, flashing, and ventilation work accounted for
Also, be sure to keep in mind that Roofing jobs like to have a lot of small items in them that you wouldn’t think of until someone brings it up. This is why your contractor should hand you a thick folder full of a detailed and itemized estimate for your project. Bring it to work or to dinner with friends and family and read it to them. Then, after you’ve read off a few lines, ask your friend or family member to continue reading the list from where you left off. This will help give you a good sense of your contractor’s way of doing business, and give you a chance to bring up any questions that you have before the work is started.
Comparing your options side by side
After you have contacted a few different companies, you can start to make a comparison between them. It may be helpful to create a table or spreadsheet with the different contractors laid out side by side. I personally use a table with the following columns: Company Name, Best Feature, Worst Feature, Price, Warranty and Additional Features. I do my best to pull as much relevant information from each contractor’s initial presentation.
| Factor | What to look for | Warning sign |
| Licensing and insurance | Provides documentation readily | Verbal confirmation only |
| Written estimate | Itemized, detailed, signed | Ballpark number over the phone |
| Warranty coverage | Both manufacturer and labor warranties included | Warranty terms are vague or verbal |
| Local presence | Established business with verifiable reviews | No local address, storm-chaser energy |
| Communication style | Responds clearly and promptly | Hard to reach before the job even starts |
The question most people forget to ask
How will the contractor handle any damage found while removing your old roof? A good contractor will be able to tell you ahead of time what to expect and make you aware of any potential costs of repair before beginning work.
This contractor will clearly outline any work needed for any damage found on items such as decking under the old roof surface. The contractor will go into full detail for any repairs needed and provide you with a change order outlining any additional costs for required repairs. Some contractors will even absorb minor repairs into the scope of work for the initial job and clearly advise you of this prior to commencing work. Other contractors could potentially charge for each piece of decking that is damaged, so make sure to clearly get this in writing as well. You should clearly know what you are paying for prior to handing over any money for initial work to be performed.
As you are looking for the best shingle roofing experts, it is good to note that shingle roofing can be repaired or replaced, depending on the extent of the damage. If you have found out that you have a problem with your roof, it is best to have it repaired or replaced as soon as possible. The roof of your home is what keeps everything and everyone inside of your home dry.
(And if a contractor seems annoyed by the question? That’s your answer right there.)
After installation: maintenance isn’t optional
The annual inspection is not pleasant but it can add years to the life of a roof. Clearing leaves from the valleys and keeping gutters and downspouts free of debris is important. Inspect flashing around chimneys and skylights for signs of weathering.
A good contractor will go over the maintenance of your roof with you after the installation. A great contractor will hand you a written list of what to check and when for the life of your roof when the crew leaves for their next job.
One last thing, and I mean this
My friend put together a file of the quotes from the contractors and in the end went with the first contractor who provided her with a very detailed (with photos) assessment of her decking. She is very happy with her new roof and says she had a very good experience with the contractor.
Price can be negotiated in roof construction, so it is wise to consider all contractors and their proposals first, before you begin to try to negotiate with them. You may find that you prefer the estimate and warranty of one contractor over the others, and that is where you should begin. Use the cheapest proposal as a filter, to first eliminate any proposals that are obviously inferior, and then study the remainder with greater care. Study the credentials of the various installers. Find out if any of them are certified by the manufacturer of the materials that they propose to use. And, study the estimates. Does the estimate contain line items for every item that will be used in the construction of your roof? The bid or proposal of a good roofing contractor will spell out in great detail exactly what your new roof will contain. He or she will describe in detail, the composition of the roof, including the materials, that will be used to cover the roof, the materials that will be used for the underlayment, the type and quality of flashings that will be used at the penetrations, such as chimneys and vents, and the materials that will be used for the roof deck. Also, be sure to ask each of the various installers that you are considering, to write out, in as great of detail as possible, how he or she would handle a variety of different scenarios. Ask each contractor to write out a description of how he or she would handle a number of different repair scenarios, both the simple ones, and the ones that are a bit more difficult. Ask each contractor to write out and describe in detail, how he or she would handle a roof removal in which damage to the roof decking or other components of the roof structure were found. The scenarios that you ask each of the contractors to write about should include some obvious ones, as well as some that are not quite so obvious, and that will give you a much better sense of how each of the various installers that you are considering would handle a roof construction project.
Your roof is the covering on your house that keeps everything else dry. Treat it with respect.