Questions to ask a roofer before you hire, and red flags

A new roof is a big decision, and it is normal to feel unsure who to trust. Take a breath. You do not need to know roofing. You only need a short list of good questions and the patience to compare the answers.

This guide gives you those questions, what a clear answer sounds like, and the warning signs worth noticing. Updatednumbers Roofing is a referral site, so any provider you talk to is independent. Use these questions with every one of them.

Questions about who is doing the work

Start with the basics. These are easy to ask and easy to check.

• Can you show proof of your contractor license and liability insurance?
• Do you carry workers' compensation for the people who will be on my roof?
• Will your own crew do the work, or will part of it be subcontracted?
• Can you give me recent local jobs I can ask about?

Rules differ by state, so ask what Washington requires and then check the license with the state yourself. A good provider hands you the paperwork and does not mind that you verify it.

Questions about your roof

A fair quote starts with someone looking closely at your roof. Ask what they checked and what they found.

• Did you go up on the roof and look at the deck, or only measure from the ground?
• Will you look in the attic for damp spots, stained wood or poor airflow?
• How many layers of roofing are there now, and will they all come off?
• What will you do if you find soft or rotted boards once the old roof is off?

In a long wet season, hidden rot is common. A careful provider will tell you how they handle it and how they price it before work starts, not after.

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Questions about the estimate and contract

Ask for the estimate in writing. It should be itemized, not one lump sum.

• What materials and brand are included, and what is the product line?
• What does the price cover: tear-off, disposal, flashing, vents, cleanup?
• Who pulls the permit, and is it included?
• How is payment split, and what is due before work begins?
• What warranty comes with the materials, and what comes with the labor? Who handles a problem later?
• How do you protect the house, plants and crawl space vents during the job?

If an insurance claim is involved, ask your insurer what it covers. A provider cannot decide that for you, and no one should promise how it will turn out.

Red flags

None of these proves a provider is bad. Together, they are a reason to slow down.

• Pressure to sign today because a price will vanish.
• A big payment demanded up front, or payment only in cash.
• No written estimate, or one with vague lines like roof work.
• Unwillingness to share a license number or proof of insurance.
• A quote that is far below the others with no clear reason.
• Knocking on your door after a storm with a surprise offer.
• Telling you the roof must be replaced without showing you why.

What a good answer sounds like

Good answers are specific and calm. They name the materials, the steps and the order of work. They explain what could change the price and what happens if it does. They give you time to think.

A weak answer is vague, rushed or defensive. If you ask about the deck and hear, we always take care of that, ask again: how, and for what price? A provider who is comfortable with the details will not mind.

Your next step

Write down three or four questions from this page and ask them the same way each time. Then compare the answers side by side, not just the totals. If you would like to be matched with an independent provider in the Seattle area, you can send a request. Availability depends on the provider.

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Keep reading

• What a roof costs in Seattle: how estimates are built
• A seasonal roof care calendar for Seattle homes
• Roof Replacement