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How to hire a Roofer

Your roof is your home's first line of defense against the elements. Whether you need a repair, replacement, or new installation, hiring a qualified roofer protects one of your most valuable assets. A botched roofing job can lead to leaks, mold, structural damage, and voided warranties.

$5,000 to $15,000

per roof replacement

10 steps

Full hiring checklist

8 red flags

Warning signs to catch

The hiring checklist.

Work through these before you hire any roofer. Skip a step and it's usually the one that comes back to bite you.

  1. 01

    Verify licensing and credentials

    Check your state's licensing board to confirm the roofer has an active license. Some states require a specific roofing license; others include it under general contracting.

  2. 02

    Confirm insurance coverage

    Roofing is high-risk work. Verify general liability insurance (minimum $1M) and workers' compensation. Get certificates directly from the insurer.

  3. 03

    Get at least three written estimates

    Each estimate should detail materials, labor, tear-off costs, disposal fees, and timeline. Be wary of bids that are significantly lower than others.

  4. 04

    Ask about material options and warranties

    Discuss shingle types, underlayment, and ventilation. Understand the difference between the manufacturer's material warranty and the roofer's workmanship warranty.

  5. 05

    Check for manufacturer certifications

    Top roofers are certified by manufacturers like GAF, Owens Corning, or CertainTeed. Certified installers can offer extended warranties.

  6. 06

    Review their work history

    Ask for photos of recent roofing projects and contact information for at least three references.

  7. 07

    Confirm they handle permits and inspections

    Roof replacements require permits in most jurisdictions. The roofer should handle the permit process and ensure the work passes inspection.

  8. 08

    Discuss the tear-off process

    Overlaying new shingles on old ones is cheaper but can mask problems. A full tear-off to the decking is usually the better long-term investment.

  9. 09

    Understand the payment terms

    A reasonable deposit is 10-20%. Never pay in full before the job is complete. Tie payments to project milestones.

  10. 10

    Get the contract in writing

    The contract should specify materials, colors, scope, timeline, cleanup, disposal, payment schedule, and all warranty terms.

Red flags to watch for.

Any one of these should give you pause. Two or more, and it's time to walk away.

  • Storm chasers who show up unsolicited after severe weather
  • Demands full payment upfront or cash only
  • No physical business address or local presence
  • Proposes laying new shingles over multiple existing layers
  • Cannot provide manufacturer certifications
  • Uses day laborers without workers' compensation coverage
  • Vague or verbal-only estimates
  • Pressures you to sign before your insurance adjuster inspects

Questions to ask first.

Ask these before you sign anything. The answers tell you fast who knows the work and who's improvising.

  1. 01How long have you been in the roofing business locally?
  2. 02What roofing materials do you recommend for my home and climate?
  3. 03Will you do a full tear-off or overlay?
  4. 04What manufacturer certifications do you hold?
  5. 05What is your workmanship warranty, and how long does it last?
  6. 06Who will be the on-site supervisor?
  7. 07How do you handle unexpected repairs to decking or flashing?
  8. 08What is included in cleanup and disposal?

What to verify.

Confirm every one of these in writing before you sign a contract with any roofer.

  • State roofing or contractor license
  • General liability insurance ($1M minimum)
  • Workers' compensation insurance
  • Manufacturer certifications (GAF, Owens Corning, etc.)
  • Business license and local presence
  • References from recent roofing projects

Average cost

$5,000 to $15,000

per roof replacement

Prices swing with location, project complexity, and the roofer's experience. Always get multiple written estimates and compare them line by line, not just on the bottom number, before you decide.

Find licensed roofers near you.

Browse verified listings with ratings, reviews, and licensing details in the free Vemra directory, then request quotes from the ones you've vetted.

Search roofers

Common questions.

How much does a new roof cost?
A new asphalt shingle roof for an average-sized home (1,500-2,500 sq ft) typically costs $5,000 to $15,000. Metal roofing runs $10,000 to $25,000, and tile roofing can exceed $30,000. Factors include roof size, pitch, material, tear-off needs, and local labor rates.
How long does a roof replacement take?
Most residential roof replacements take one to three days for asphalt shingles. Metal or tile roofs may take a week or more. Weather, roof complexity, and the need for structural repairs can extend the timeline.
How do I know if I need a new roof or just a repair?
If your roof is under 15 years old and the damage is localized (a few missing shingles, a small leak), a repair is usually sufficient. If the roof is over 20 years old, has widespread granule loss, multiple leaks, or visible sagging, a replacement is the better investment.
Should I file an insurance claim for roof damage?
If the damage is caused by a covered event like hail, wind, or a fallen tree, filing a claim is usually worth it. Document the damage with photos before any temporary repairs. Have the insurance adjuster inspect before signing a contract. Be cautious of roofers who offer to 'handle' your insurance claim.

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