What should I ask before hiring a roofer?
The single most important question for roofing: Are you a local company with a permanent address, and will you pull the permit? Storm-chaser crews show up after hail events, push you to sign over your insurance benefits (AOB), collect the check, and disappear — leaving unpermitted work that voids your homeowner's insurance and fails home inspections. Local, permitted, and no AOB. Those three filters eliminate most bad actors.
The second-most important question is about scope: <strong>Is a full replacement necessary, or will a repair handle this?</strong> Isolated flashing leaks on a roof under 15 years with sound shingles are almost always a repair — not a replacement. A roofer who insists on full replacement without evidence of widespread shingle failure is overselling.
The questions that separate pros from problems
Are you a locally established company with a physical address in this area?
Address lookup: freeGood answer sounds likeStorm chasers arrive in force after hail or wind events, often out-of-state, with no permanent local presence. They're gone before warranty claims arise.
Walk away if…Verify the business address on Google Maps. If the 'local office' is a UPS store or strip-mall suite that opened after the storm, keep looking.
Will you sign an AOB (Assignment of Benefits) agreement with my insurance?
AOB scams can cost homeowners $10,000+Good answer sounds likeAOB means you sign over your insurance rights to the contractor. Legitimate roofers don't need this. It's the primary mechanism for storm-chaser fraud — once signed, they control the insurance claim, not you.
Walk away if…Refuse to sign any AOB. Handle your insurance claim yourself. A good roofer will work directly with you and your adjuster.
Will you pull the permit, and who is responsible for passing inspection?
Permits: $150–$600 — non-negotiableGood answer sounds likeFull roof replacements require permits in most jurisdictions. Unpermitted replacements void homeowner's insurance coverage on the new roof and fail home inspections at resale.
Walk away if…The roofer should pull the permit — not you. Ask specifically which inspections are required and confirm they're responsible for scheduling and passing them.
What evidence supports your recommendation — repair or full replacement?
Independent inspection: $250–$500Good answer sounds likeIsolated flashing leaks on a roof under 15 years old do not require full replacement. Reputable roofers show you granule loss, core samples, or deck damage photos to support a replacement recommendation.
Walk away if…Ask them to show you the specific failing areas. 'Hail damage on every roof' after a storm is a common fabrication — get an independent inspection through your insurance company's adjuster before filing.
What are your contingency pricing terms for rotten decking?
Rotten decking: $70–$125/sheetGood answer sounds likeRotten decking discovered during tear-off is common on older roofs. Honest roofers disclose this as a possible contingency upfront — not after demo starts.
Walk away if…Ask how they handle unexpected deck rot: what's the per-sheet price ($70–$125/sheet is normal) and how do they notify you before charging for it?
What warranty covers materials and what covers labor — and are they separate?
Warranty paperwork: no costGood answer sounds likeMaterial warranties come from the shingle manufacturer (20–50 years) and are transferable. Labor warranties come from the roofer (typically 2–10 years). These are two different things.
Walk away if…Ask for both warranty documents in writing. Confirm the labor warranty is from the company — not a third-party administrator that may not exist in five years.
Before you even call
- Take photos of any visible damage — shingles in the yard, wet ceiling stains, or damage at the roofline — before the roofer arrives. This creates a timestamped baseline that's useful for insurance claims and prevents scope inflation.
- Check the roofer's license on your state contractor board (not all states require roofing licenses, but those that do make it easy to verify) and look them up on the Better Business Bureau for complaint history.
- If you recently had a hail or wind event, contact your insurance company BEFORE calling a roofer. Get your own adjuster out first — this prevents storm chasers from controlling the inspection and the claim.
- Look up the average cost per square foot for your area and your shingle type before getting quotes. Architectural shingles installed typically run $6.50–$9.50/sq ft — quotes 40–60% above that warrant scrutiny.
Unlock the hiring checklist
Use this before you call a roofing, so you know what to ask and what to avoid.
Red flags that end the conversation
- Any roofer who approaches you unsolicited after a storm and asks you to sign paperwork before they've even inspected the roof — that's AOB territory. End the conversation.
- They demand full payment upfront or more than one-third of the project cost as a deposit before any work begins.
- They recommend a full replacement on a roof under 15 years old with an isolated leak and can't show you physical evidence (photos, granule loss, core samples) of widespread shingle failure.
- They suggest skipping the permit 'to get it done faster' — this leaves you holding an uninsured, uninspected roof.
About pricing
Roofing quotes should show the square footage of the roof separately from steep-pitch or two-story labor surcharges (add 15–35% to base labor). Contingency costs — rotten decking, damaged fascia, flashing replacement — should appear as line items with per-unit pricing disclosed before demo, not discovered afterward. Shingle manufacturer warranty registration should be a standard deliverable at job completion, not something you have to ask for.
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Related questions
Do roofers need to be licensed?
It varies by state. Some states (Florida, California, Arizona) require roofing contractor licenses. Others don't. Even where not required, the roofer should carry general liability insurance and workers' compensation — verify both with a certificate of insurance. An unlicensed, uninsured crew doing a full roof replacement leaves you fully exposed if someone is injured or the work causes damage.
How much of a deposit should a roofer require?
For most residential re-roofs, 25–33% upfront is reasonable to cover materials. Never pay more than one-third before work begins. Full payment upfront — or any demand to sign over your insurance check before the job starts — is a storm-chaser signal.
What is AOB and why should I avoid it?
Assignment of Benefits (AOB) is a document that transfers your insurance rights to the contractor. Once signed, the contractor — not you — controls the claim, negotiates with the insurer, and receives the payment directly. Legitimate roofers don't require AOB. Never sign one.
Should the roofer or I file the insurance claim?
You file the claim. Your insurer sends an adjuster. The roofer provides a scope of work that aligns with the adjuster's assessment. A roofer who insists on filing for you or who wants to 'handle everything' is attempting to control the claim — which is how fraud starts.