How to Hire a Roofing Contractor (Without Getting Burned)
15 questions to ask every roofer, 20+ red flags to watch for, how to spot storm chasers, and what your contract should include.
The Most Important Decision You'll Make
The most important decision in this entire process isn't which shingles to pick. It's who installs them.
A $15,000 roof put on by a bad contractor is worse than a $12,000 roof put on by a great one. Materials can only perform as well as the hands that install them — and the roofing industry, unfortunately, has more than its share of people willing to take your money and disappear.
This guide is your protection.
Where to Find Reputable Contractors
Start with people who have skin in the game.
Personal referrals are gold. Ask neighbors, family, coworkers, and friends. If someone had a great experience two years ago and their roof still looks perfect, that's a real endorsement. Ask specifically: "Would you hire them again without hesitation?"
Your neighborhood is a live portfolio. After a storm or just driving around, look for homes with freshly installed roofs. If you see yard signs, write down the company name. If a neighbor is mid-project, ask how it's going.
Manufacturer contractor directories are underrated. Every major shingle manufacturer maintains a list of certified installers who meet their training requirements. Certified contractors had to earn that status and maintain it.
Online reviews — Google, Yelp, BBB — are helpful with skepticism. Don't just count stars; read the negative reviews. One or two bad reviews over 10 years is normal. A pattern of "disappeared after payment" is a warning sign.
One rule: Don't hire the first person who knocks on your door after a storm.
15 Questions to Ask Every Contractor
Before you talk price, ask these. The answers — and the contractor's attitude toward being asked — tell you everything.
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Are you licensed in this state? Georgia doesn't require a roofing-specific license, but a legitimate contractor should have a business license and know their registration details off the top of their head.
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What insurance do you carry? You want general liability (covers property damage) and workers' compensation (covers crew injuries on your property). Ask to see certificates.
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How long have you been in business under this name? Companies that rebrand after problems catch up are a red flag. Five or more years under the same name is a good sign.
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Will you pull the permit? Most Atlanta metro jurisdictions require permits for full roof replacement. A contractor who skips permits is cutting corners.
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Who will actually be on my roof? Some contractors are sales operations that subcontract to unknown crews. Ask whether crews are employees or subs, and how long they've worked together.
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Will a supervisor be on site? A reputable contractor doesn't drop a crew and disappear.
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What materials will you use? Get specific — which product line, which manufacturer, what wind rating?
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Do you remove the old roof completely? Know whether they're planning a full tear-off or overlay, and why.
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How will you protect my property? Landscaping, vehicles, A/C units — experienced crews have a plan. Tarps, magnetic nail sweepers after the job.
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What does your workmanship warranty cover? The manufacturer covers materials. The contractor covers installation. A reputable contractor offers at least 2–5 years; many offer 10+.
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Can you provide 3–5 recent references? Recent references matter most. Ask if you can drive by completed jobs.
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How many other jobs will you be running simultaneously? A stretched contractor rushes your job.
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What's your timeline, and what could delay it? Honest contractors give honest answers, not just what you want to hear.
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How do you handle unexpected issues like rotten decking? You want someone who calls you before doing extra work, not someone who just adds it to the bill.
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Will you provide a written, itemized contract? If the answer is anything other than "yes, absolutely," walk away.
Tip
A contractor who gets defensive or evasive when asked these questions is showing you exactly who they are. Pay attention to the attitude as much as the answers.
How to Verify Licensing, Insurance, and References
Asking is one thing. Verifying is another.
Verifying Insurance
Don't just look at the certificate — documents can be faked or outdated. Call the insurance company directly. Give them the policy number and ask if it's currently active. Takes 5 minutes.
Confirm:
- General liability — Minimum $1 million per occurrence
- Workers' compensation — Active, covering all crew members
Why does workers' comp matter to you? If a roofer falls off your house and the contractor doesn't have workers' comp, you could be held liable.
Checking References
Don't just ask "were you happy?" Ask:
- Did the crew show up on time and finish when promised?
- Were there unexpected costs? How were they handled?
- Did they clean up thoroughly?
- Have you had issues since? How did they respond?
- Would you hire them again?
Understanding Manufacturer Certifications
Every major shingle manufacturer has a tiered contractor certification program. These aren't marketing badges — they represent real requirements.
To earn top-tier certification, contractors typically must:
- Install a minimum number of roofs per year
- Have crews trained and tested on installation techniques
- Maintain licenses and insurance (manufacturer verifies this)
- Meet customer satisfaction standards
Why it matters to you:
Certified contractors can offer enhanced warranty coverage — often including workmanship coverage for 25 or even 50 years through the manufacturer. That's coverage you can't get from an uncertified installer.
It's also a screening mechanism you didn't have to do yourself.
The caveat: Certification isn't perfection. An uncertified local contractor with 20 years of stellar reputation can do excellent work. Use certification as one factor among many.
Get Your Real Quote in Minutes
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Red Flags: 20+ Warning Signs
If you see multiple items from this list, walk away.
About the contractor:
- No physical business address — only a P.O. box or nothing at all
- Can't provide a license or registration number
- Insurance documents look altered or are outdated
- Company name is very new or recently changed
- No online presence or verifiable history
- Only accepts cash
- Check payable to an individual name, not a business
About the estimate:
- Refuses to provide a written contract
- Won't pull a permit
- Can't give an itemized estimate
- Estimate is vague or hand-written on the back of a card
- "This price is only good if you decide right now"
- Unwilling to discuss crews or subcontractors
- Can't provide recent local references
About payment:
- Demands full payment upfront
- Asks for more than 50% before materials arrive
- Offers to "waive your deductible" (this is insurance fraud)
- Pressures you to sign an Assignment of Benefits form immediately
During or after the job:
- Materials delivered don't match the contract
- Crew is visibly unsafe on the job
- Contractor becomes unreachable after cashing your deposit
- Final bill has undiscussed line items
- Refuses to do a final walkthrough
- Won't provide a lien waiver after final payment
Storm Chaser Identification Guide
After hail storms in metro Atlanta, a different type of "contractor" appears. They're called storm chasers — and they're one of the biggest sources of roofing fraud.
How to recognize them:
They come to you. Legitimate local contractors don't need to go door-to-door. Storm chasers follow the weather, targeting neighborhoods when homeowners are anxious.
They promise a "free roof." The pitch: "Your insurance will cover everything!" Sometimes they offer to waive your deductible — which is illegal insurance fraud in Georgia.
They pressure you to sign immediately. Manufactured urgency designed to prevent you from researching.
They ask you to sign an Assignment of Benefits (AOB). This transfers your insurance claim rights to them. Once signed, they control your claim.
They're not local. Ask where their office is. When problems arise — and with storm chasers, they usually do — they're already three states away.
Important
The rule: If someone knocks on your door after a storm, be polite, take their card, and tell them you'll be in touch. Do not sign anything at the door. Take 48 hours, do your research, and get at least two other estimates from established local contractors.
What Your Contract Should Include
Never let work begin without a signed, written contract.
The Parties:
- Full legal name of contractor and business
- Your name and property address
- Business registration and insurance policy numbers
Scope of Work:
- Complete description of all work
- Materials to be removed
- Roof area in squares
- Decking inspection scope and replacement rate
- Specific products: underlayment, ice & water shield, drip edge, starter strip, shingles (exact product, manufacturer, color), flashing, ridge/hip cap, ventilation
Timeline:
- Estimated start and completion dates
- What happens if delayed
Payment Terms:
- Total price
- Deposit amount and when due
- Final payment conditions (after completion and your satisfaction)
Warranties:
- Contractor workmanship warranty: duration and coverage
- Manufacturer material warranty: product and term
Change Orders:
- Any additional work requires written authorization before proceeding
Cleanup:
- Daily cleanup expectations
- Magnetic nail sweep
- All old material removal and disposal
Payment Best Practices
Never pay the full amount before the job is complete.
Legitimate payment structures:
- 30–50% deposit at signing, remainder upon completion
- Three-stage: 33% at signing, 33% at material delivery, 33% upon completion
- Materials + labor: Materials cost when delivered, labor upon completion
Pay by check or credit card. Never cash. A paper trail matters if disputes arise.
Lien Waivers: What Most Homeowners Don't Know
When a contractor, subcontractor, or material supplier does work on your property and doesn't get paid, they can file a mechanic's lien against your home. This attaches to your property title — you can't sell or refinance until it's resolved.
The alarming part: the person filing the lien doesn't have to be someone you hired directly. If your contractor doesn't pay their shingle supplier, that supplier can file a lien against your property.
A lien waiver is a document signed by the contractor releasing their right to file a lien. Always get one at project completion, after final payment. A professional contractor won't be surprised by the request.
Quick Reference: 6 Steps to Hiring
- Build your list — 3+ referrals from neighbors, friends, or manufacturer directories
- Screen before you meet — Verify registration and insurance
- Ask the 15 questions — Attitude matters as much as answers
- Compare estimates line by line — Scope and materials first, price last
- Review the contract — Use the checklist above; sign nothing incomplete
- Pay in stages — Deposit, then final after walkthrough and lien waiver
Get Your Real Quote in Minutes
Enter your address. We pull satellite measurements, walk you through the few questions only you can answer, and give you a transparent price with every line item explained.
No credit card. No salespeople. No surprises.
Key Takeaways
- Start with referrals. Neighbors and friends with recent good experiences are your best source
- Verify, don't just trust. Confirm insurance directly with the carrier
- Ask all 15 questions. The contractor's attitude toward being questioned tells you everything
- Get at least 3 itemized estimates. Compare scope and materials, not just price
- Storm chasers are real. Never sign anything at the door after a storm
- "We'll waive your deductible" = fraud. Don't let a contractor put you in legal jeopardy
- Your contract should be detailed. Vague contracts protect the contractor, not you
- Never pay more than 50% upfront. Always get a lien waiver at completion