Replacing a roof is expensive, and most homeowners don't do it often enough to become familiar with the process.
You might get three estimates from three roofing contractors and find that the prices are thousands of dollars apart.
Each company may have good customer reviews. Each may promise quality materials and experienced installers.
So how do you know which contractor is offering the best value?
Start by making sure you're comparing the same work. Then look at the company's experience, credentials, customer feedback and the details of its proposal.
A little research before signing a contract can help prevent disagreements once the project begins.
Start With Contractors Who Handle Your Type of Roof
Not every roofing contractor specializes in the same work.
Some primarily install asphalt shingles on single-family homes. Others focus on metal roofing, tile, flat roofs or commercial buildings.
A company might have an excellent reputation for replacing conventional residential roofs but limited experience with the roofing system on your property.
Before requesting an estimate, find out whether the contractor regularly works with your type of roof.
Ask about similar projects completed recently and whether the company can provide examples of its work.
For a complicated roofing project, experience with the materials and installation requirements matters more than a general claim about years in business.
Compare Customer Ratings From Several Sources
Online reviews are a useful starting point when researching roofing contractors.
They can help you identify companies that customers consistently praise or report problems with.
But don't rely entirely on one review website.
A contractor may have different ratings on Google, Yelp and industry-specific review platforms. The number of reviews and the types of projects described can also vary.
Look for comments about the parts of the roofing process that matter most to homeowners:
- Whether the crew arrived when expected.
- How the company communicated during the project.
- Whether workers protected the property and cleaned up afterward.
- How unexpected repairs or additional costs were handled.
- Whether the roof performed as expected after installation.
- How the contractor responded to warranty questions or complaints.
Pay attention to when those reviews were written.
A roofing company with excellent feedback from several years ago may have changed personnel or operating procedures since then.
The company's current performance should matter more than its reputation from a decade ago.
Use More Than the Star Rating
ONE AllRatings brings together customer ratings from multiple review sources and provides additional company information.
For example, the South Creek Roofing company report in San Jose displays a 4.9-star score based on 41 reviews from three sources, along with a TOTAL SCORE of 98.2.
The J.O Roofing Inc. report shows five stars from 48 reviews across three sources and a TOTAL SCORE of 100.
These reports provide information beyond the individual star ratings, including available documentation and company disclosures.
The figures are examples from the reports reviewed for this article, not predictions of future service.
You should still confirm current credentials and request a written proposal before choosing a contractor.
Verify Licensing and Insurance
Roofing work involves physical risks, expensive materials and the possibility of property damage.
Check whether the contractor holds the license required in your jurisdiction and confirm that it covers the work you're hiring them to perform.
Ask for proof of appropriate general liability insurance and workers' compensation coverage.
In California, consumers can check licensing information through the Contractors State License Board. California also has specific workers' compensation requirements for roofing contractors.
Other states have different rules.
If you aren't sure what applies, ask your state licensing agency or local building department.
Don't rely on a website badge or advertising claim as your only proof.
Make Sure the Roofing Estimates Cover the Same Work
One contractor might propose a complete tear-off and replacement. Another might quote an installation that leaves certain existing materials in place.
The prices may look comparable, but the work isn't necessarily the same.
Ask each contractor to prepare a written proposal that clearly identifies what's included.
Pay particular attention to:
Removal of existing roofing: Will the old materials be removed? How many layers are included? Is disposal covered?
Roof decking: What happens if damaged or rotted decking is found after the old roof is removed? How will additional work be priced and approved?
Underlayment and flashing: Which products will be installed around roof penetrations, valleys, chimneys and other vulnerable areas?
Roofing materials: Does the estimate identify the manufacturer, product line and materials being used?
Ventilation: Will the contractor inspect existing roof ventilation and recommend changes if needed?
Permits: Who is responsible for obtaining required permits and scheduling inspections?
Cleanup: Does the price include removing debris and checking the property for nails and other materials?
A detailed proposal makes it easier to understand why one contractor charges more than another.
It also reduces the chance of disagreements about what was supposed to be included.
Be Careful With the Lowest Estimate
Saving money is important, especially on a large home improvement project.
But the lowest roofing estimate isn't automatically the best deal.
A lower price might reflect a more efficient company, lower operating costs or a legitimate difference in materials.
It could also mean the estimate excludes work another contractor considers necessary.
Ask the lower-priced contractor to explain any significant differences.
Compare the material specifications, installation methods, projected timeline and warranty coverage.
The National Roofing Contractors Association recommends obtaining detailed written proposals and evaluating contractors on more than price alone.
Understand the Roofing Warranties
Roofing proposals may describe two different types of warranty coverage.
A manufacturer's warranty generally addresses specified issues involving the roofing product, subject to its terms.
A workmanship warranty typically addresses covered problems related to installation.
The length and scope of both warranties can vary considerably.
Ask what is covered, what is excluded and how to request service if something goes wrong.
Also find out whether the contractor must meet particular installation or certification requirements for the manufacturer's warranty to apply.
Don't accept a general promise of a long warranty without reviewing the actual terms.
Ask Who Will Perform the Work
The person who provides your estimate may not be the person supervising the installation.
Before signing, ask who will manage the job, whether the company uses its own employees or subcontractors, and whom you should contact if a problem comes up.
Find out how the contractor communicates schedule changes and handles unexpected repairs.
Clear answers can help you understand how organized the company is before work begins.
Watch for High-Pressure Sales Tactics
Be cautious if a contractor pressures you to sign immediately or says a large discount is available only if you commit that day.
Take extra care after severe storms, when homeowners may be concerned about leaks or additional damage.
A contractor who refuses to provide licensing information, written estimates or insurance details deserves additional scrutiny.
The Federal Trade Commission recommends checking contractors carefully, especially after weather emergencies and natural disasters.
Compare the Full Picture Before Choosing
The right roofing contractor for your project should offer more than a competitive price.
You want a company with relevant experience, suitable credentials, a dependable record of customer service and a proposal you understand.
Research customer ratings from multiple sources. Ask questions about the materials and installation process. Review insurance information and the warranty terms.
Then compare the estimates based on the actual work being proposed.
You can start your research with ONE AllRatings' roofing contractor listings, which provide access to company reports and additional rating information.
An informed decision today can help you avoid expensive surprises after the roof is installed.