Questions to Ask a Roofer Before Hiring

Three roofers are coming by this week. Each will be friendly, each will have photos of great roofs, and each will tell you they are the best. The way to tell them apart is not the pitch. It is the answers.

Here are the questions to ask a roofer before hiring, the same questions to ask a roofing contractor for any job, what a good answer sounds like, and how to check the answer against the record. Print it, keep it by the door, and use it for every bid.

Is your California contractor license active, and is it for roofing?

"What is your license number, and what classification is it?"

A roofing contractor in California should hold an active license from CSLB in the C-39 Roofing class, or a general license that covers the job. The name on the license should match the name on the bid. Look it up yourself: here is how to check a contractor's license in California.

Source: CSLB, Classifications; Business and Professions Code §7059

Who holds the license, and who will be on my roof?

"Who is the qualifier on your license, and will they be involved in my job?"

Every California license is held through a qualifying person, often called the RMO or RME. That person is supposed to supervise the work. A qualifier who has never heard of the company is a sign of a rented license. Read what is an RMO on a contractor license.

Ask too whether your roof will be done by their own crew or a subcontractor. If a sub does the work, that company needs its own license and insurance.

Do you carry workers' comp and general liability insurance?

"Can you send me a certificate of insurance for workers' comp and general liability?"

Being licensed and insured covers two different policies:

• Workers' comp pays if a worker is hurt on your roof. In California, a C-39 roofer must carry it even with no employees. It shows on the CSLB record. See does your roofer need workers' comp.
• General liability insurance pays if the crew damages your home, like a tarp that blows off in the rain. California doesn't require it for every license, but your home improvement contract must say whether the contractor carries it.

Source: Business and Professions Code §§7125, 7159; CSLB, Finding the Right Contractor

A certificate of insurance is only a snapshot. Call the insurance agency on it to confirm the policy is current. The guide explains what liability insurance covers.

What exactly is in your price?

"Does this include tear-off, disposal, underlayment, new flashing, the permit and cleanup?"

Two prices can look close and cover very different work. A good bid names the product line, the underlayment, how many layers come off and how decking repairs are priced. For a sense of what is normal, see how much a new roof costs in California.

Who pulls the permit?

"Will you pull the building permit, and will the job pass final inspection before I make the last payment?"

A full reroof in California needs a local permit, and the contractor normally pulls it. "You don't need one" or "it'll be cheaper without one" is a red flag. The guide covers roof permits.

What roof warranty do I get?

"What is your workmanship warranty, in writing, and will you register the manufacturer's warranty for me?"

There are usually two warranties. The manufacturer covers the material. The roofer covers the installation. Some manufacturers offer longer coverage only through certified contractors, so ask whether they are certified and check the claim in the manufacturer's directory. The guide explains manufacturer certifications.

How do payments work, and what if I change my mind?

"What is the deposit, and what is the schedule of payments?"

The deposit can't be more than $1,000 or 10 percent of the price, whichever is less, and later payments can't run ahead of the work. If you sign at home, you usually have three business days to cancel. Details are in how much a roofer can ask for a deposit. Ask for a lien release with each payment, too: see mechanics liens and lien releases.

Source: Business and Professions Code §7159.5; Civil Code §1689.6

Questions to ask a roofing contractor about the job itself

The record tells you who you are hiring. These questions tell you how the job will go.

"How long will my roof be open, and what happens if it rains?"

A good answer names a plan: tarps on site, tear off only what can be covered that day.

"Who is my contact during the job, and how do I reach them?"

You want one name and one number, not a sales office.

"How do you protect my yard, gutters and driveway, and how do you clean up nails?"

Magnetic sweeps, tarps over plants and a dumpster placement plan are signs of a careful crew.

"How do you handle changes if you find rotted wood?"

California requires changes to be in writing as a change order, with the price, before the extra work is done. Ask to see how they write one.

Source: Business and Professions Code §7159(c)(4); CSLB Sample Home Improvement Contract

Questions to ask about payment and paperwork

"What is your California contractor license number, and is it printed on the contract?"

State law requires it on the contract. Look it up on CSLB before you sign.

"How much is the deposit, and when are the other payments due?"

The deposit can't be more than $1,000 or 10% of the price, whichever is less. Later payments should match finished work.

Source: Business and Professions Code §7159.5

"Will you give me lien releases when I pay?"

A yes is a good sign. Hiring a roofer who already does this saves you a lot of chasing later.

Answers that should make you walk away

• "We don't need a permit for this."
• "Pay cash and we'll knock off the tax."
• "Our license is under my partner's name."
• "Insurance? We're covered," with no certificate of insurance to show.
• "Sign today, the price goes up tomorrow."

Hear one before you sign, and any one of these is reason enough to keep looking. Hiring a roofer should never feel rushed.

How to choose a roofer once you have the answers

How to choose a roofer comes down to two things: answers that match the record, and a written contract that matches the answers. Line your bids up with how to compare roofing bids. If you want the record checked for you before you sign, a ConFacts report reads the CSLB license, the qualifier, workers' comp, the bond and manufacturer certifications, with the source for each.

Frequently asked questions

What is the most important question to ask a roofer?

Their license number. Everything else can be checked once you have it.

How do I choose a roofer if two answer everything well?

Compare written warranties and how clearly each explains the job. Then pick the one whose record is cleanest.

Should I ask for references?

Yes, and ask for recent jobs near you. Then check reviews, which are harder to hand pick.

Is a certificate of insurance enough?

Not by itself, and a roof warranty on paper means little from an uninsured crew. Call the agency on it to confirm the policy is active for your job dates.

How many roofers should I talk to?

CSLB suggests getting at least three bids. Hiring a roofer from one bid leaves you nothing to compare.

What if a roofer won't answer?

Move on. A contractor who dodges easy questions before you pay will be harder to reach after.