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How to Hire a Roofing Contractor

Your roof is one of the most critical systems protecting your home from weather. Wind, hail, ice, and UV exposure all degrade roofing materials over time. Asphalt shingles are the most common choice for their cost-effectiveness and broad climate performance, while metal roofing and architectural shingles offer longer warranties and improved storm resistance. Most roofing contractors are busiest in spring and fall; scheduling outside peak season can mean faster availability and sometimes better pricing. Always confirm a roofer pulls the required permit and handles scheduling inspections with your local building department. In cold-climate regions, ice dams form when heat escapes through the roof, melting snow that refreezes at the eaves. Proper attic insulation and ventilation prevent ice dams and extend shingle life. After a hail storm, look for dents on metal vents and gutters — if those show impact marks, your shingles likely absorbed damage too. Architectural (dimensional) shingles carry 30–50 year warranties and perform better under wind loads than 3-tab shingles. When a roofer estimates, ask them to inspect the flashing around chimneys, skylights, and valleys — these transition points are where most leaks originate.

Typical cost

$5,500 – $18,000per project

Cost varies by roof size, pitch, shingle grade, and number of layers being torn off. A steep pitch adds 20–30% to labor cost. Two-layer tear-offs add $1–2 per square foot over single-layer. Entry-level 3-tab shingles run $4–6 per square foot installed; architectural shingles $6–9; premium impact-resistant shingles $9–14+. Metal roofing costs $12–22+ per square foot and carries 40–50 year warranties. Flashing replacement at chimneys and skylights adds $500–2,000. Permit fees run $150–500 depending on municipality. Storm-damaged roofs may be partially covered by homeowners insurance. Always get three or more written estimates and compare material specifications, not just the bottom-line price.

Hiring checklist

  1. 1Verify current general liability and workers' compensation insurance before any work begins.
  2. 2Get a written estimate that specifies the exact shingle brand, grade, and warranty terms.
  3. 3Confirm whether the bid includes tear-off of old materials and haul-away.
  4. 4Ask for the contractor's workmanship warranty separately from the material warranty.
  5. 5Confirm they pull the required building permit and handle scheduling inspections.
  6. 6Do not pay more than 10–30% upfront; full payment should follow completion.

Before you hire a roofing contractor

Before inviting any roofer to give you an estimate, confirm two things: that they carry both general liability insurance and workers' compensation, and that they pull building permits. Without adequate insurance, you could be held liable for a worker injured on your property, and unpermitted roof work can create complications when you sell your home. When estimates arrive, read them line by line. A solid roofing bid names the shingle manufacturer and product line, specifies the underlayment, lists what is included in tear-off and disposal, and calls out flashing work at chimneys, valleys, and vent boots. If a bid just says new shingles installed without specifics, the contractor is leaving room to use cheaper materials. Three estimates is the minimum for a project of this size. If one bid comes in 30% below the others, investigate before accepting — it could mean a different shingle grade, skipped underlayment, or no permit, all of which cost more in the long run. Certified contractors — GAF Master Elite or Owens Corning Preferred — have been vetted by the manufacturer and offer enhanced warranty options. Payment terms should follow the work. A 10–30% deposit is reasonable to cover materials; the balance is due after satisfactory completion. A contractor who asks for 50% or more upfront before work begins is a risk.

Frequently asked questions

  • How much does a roofing contractor charge?

    Typical roofing costs range from $5,500 to $18,000 per project. Cost varies by roof size, pitch, shingle grade, and number of layers being torn off. A steep pitch adds 20–30% to labor cost. Two-layer tear-offs add $1–2 per square foot over single-layer. Entry-level 3-tab shingles run $4–6 per square foot installed; architectural shingles $6–9; premium impact-resistant shingles $9–14+. Metal roofing costs $12–22+ per square foot and carries 40–50 year warranties. Flashing replacement at chimneys and skylights adds $500–2,000. Permit fees run $150–500 depending on municipality. Storm-damaged roofs may be partially covered by homeowners insurance. Always get three or more written estimates and compare material specifications, not just the bottom-line price.

  • Do roofing contractors need to be licensed?

    Licensing requirements vary by state. In most states, roofing contractors must hold a state license. Always verify the license number with your state's licensing board before work begins.

  • How many estimates should I get?

    Get at least three written estimates for any project over $1,000. Compare line by line — not just the bottom line — to ensure you're comparing equivalent scopes of work.

  • What should be in the contract?

    A written contract should include: full scope of work, materials specified by brand and grade, timeline with start and completion dates, payment schedule tied to milestones, workmanship warranty terms, and a change order process.

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