How to Find a Reliable Roofer
Last updated April 2020
There’s nothing more basic than the shelter a roof provides. Fortunately, roofs are quite durable and will protect you from the elements for a long time before needing replacement. But eventually work will be needed. When it is, the cost will likely be steep. And unless you choose your contractor carefully, you can spend way too much for lousy work.
The keys to living happily ever rafter is to hire a reliable roofing contractor, get in writing exactly what will be done, and keep a close eye on the job as it progresses. Fortunately, we found many excellent area roofers—and also discovered you don’t have to pay more to get great work.
What Do Previous Customers Say?
Our ratings tables report feedback on area roofing contractors from area homeowners. We surveyed primarily Checkbook and Consumer Reports subscribers, but also other randomly selected consumers we invited to participate. Click here for info on our survey and other research methods.
Our survey asked consumers to rate roofers they had used “inferior,” “adequate,” or “superior” on the following questions: “doing work properly on the first try,” “starting and completing work promptly,” “letting you know cost early,” “neatness,” “advice on service options and costs,” and “overall quality.” For companies that received 10 or more ratings, our ratings tables report the percent of each company’s surveyed customers who rated it “superior” (as opposed to “inferior” or “adequate”) on each of these questions. Our ratings tables also report the percent who rated each company “adequate” or “superior” (as opposed to “inferior”) for “overall quality.”
A number of the roofing outfits were reviewed very favorably by a high percentage of their customers. Many of the companies were rated “adequate” or “superior” overall by 95 percent or more of their surveyed customers; several were actually rated “superior” overall by 90 percent or more of their surveyed customers. Unfortunately, however, substantial numbers of the customers of some of the outfits listed on our ratings tables regretted their choices: some of the companies were rated “inferior” overall by at least 20 percent of their surveyed customers.
Our ratings tables also show counts of complaints we gathered from the Consumer Protection Division of the Washington Office of the Attorney General for a recent two-year period and complaint rates relative to the volume of work companies do. Click here for more information on reported complaint counts and rates.
To reduce the risk of dissatisfaction, pay for most or all of the work only after the job is completed. This gives you leverage to ensure that work is done properly and on time. Our ratings tables show what percentage of the contract price on an $8,000 roof installation job each company “ordinarily” allows the customer to pay upon completion or later. Many companies allow you to withhold the entire amount until completion. We strongly advise you to choose a contractor that requires no payment before work begins—or certainly not more than 10 percent of the contract price.
Licenses and Bonds
Think ahead about obtaining additional leverage in case you’re dissatisfied with a contractor’s performance. A company may seem conscientious and cooperative early in the process, but prove harder to live with later.
Choose a contractor registered with the Washington State Department of Labor & Industries, and state-licensing authorities can use the threat of license cancellation as one form of leverage for resolving disputes. With a registered contractor, you also enhance the chances that consumer protection officials will feel you deserve their help. Ask any contractor you are seriously considering to present proof of a currently valid registration; then verify by calling the Department of Labor & Industries at 360-902-5226 or by checking its website at www.lni.wa.gov.
An additional advantage of hiring a registered contractor is that to register he or she has to maintain liability insurance and a $6,000 bond. If you are dissatisfied with a roofer’s performance, you can seek compensation from the bonding company. This is especially important if the company goes out of business. (But keep in mind that the bond may not be sufficient to meet a contractor’s obligations—especially if you and other customers who go after the bond have to divide it.)
If you wish protection beyond that afforded under government licensing requirements, ask your contractor to secure for you a “performance bond” in the amount of your contract price. This will add an extra one percent to five percent to the price of the job, but the bond will cover your full claim.
Does It Carry Proper Insurance Coverage?
Make sure the contractor carries liability and workers’ compensation insurance. A liability policy pays for damages to your home or your neighbor’s home if a ladder falls through a bay window; workers’ compensation pays for injuries to the worker who tumbled. Without these policies, you could be liable. Before signing a contract, require the contractor to show you current certificates of insurance for both types of policies.
Is It Financially Sound?
Make sure your roofer will be around to finish the job and that you won’t be left fending off the roofer’s creditors—who could put a lien on your house.
A good way to assess financial soundness is to obtain—and check—references. Ask for the names of major materials suppliers; then ask them how much credit they commonly extend and about the contractor’s recent payment performance.
If your roof has been damaged during a storm, beware of contractors who appear out of nowhere to offer help. Lots of roofers chase storms, traveling from area to area in search of easy money. Some of these companies perform good work, but many do not; and if your newly repaired roof begins to leak a year or two later, it could be hard to track down the out-of-area contractor.
What Warranty Will You Get?
You’re likely to get two types of warranties: one on materials from the manufacturer, another on workmanship from the roofer. Many manufacturers also offer extended warranty protection.
The materials warranties offered by the major shingle manufacturers are very similar. Asphalt composite shingle manufacturers, for example, agree to pay for the cost—including labor—to repair or replace shingles proven to be “defective.” The duration of the warranty varies with the quality of shingles. A manufacturer’s warranty generally begins with a specified period of time (for example, five years) during which the warranty covers the entire cost of replacing defective shingles. After the initial period, the manufacturer’s exposure is reduced on a pro rata basis each year for the remainder of the warranty’s duration.
Roofers’ warranties of their labor often aren’t spelled out as clearly. Some simply say “labor guaranteed for X year(s).” Others say “guaranteed against defects in workmanship for X year(s).” Roofers’ warranties most often cover one to two years, but some are in effect for five years or more.
Because these statements can be unclear, be specific. Will you recover costs or have work redone for free only if you can prove things were done improperly or just if the roof leaks? And if workmanship is defective, does the contractor have to provide materials in addition to labor?
To nail it all down, ask roofers to supply the following warranty: “If roof leaks within X year(s), except as a result of accidental damage, contractor will bear the cost of labor and materials to eliminate all leaks.”
To supplement warranties—and to protect yourself if roofers go out of business and aren’t around to honor their warranties—most manufacturers now offer extended warranties covering workmanship. To buy one of these warranties, you must use a properly licensed, insured contractor approved by the writer of the warranty. Also, the warranty seller will require the roof to be installed according to proper specifications.
Extended warranties usually cost $4 to $10 per 100 square feet of the roof, depending on the length of the warranty. If your roof measures 2,500 square feet, and a typical 20-year extended warranty costs $10 per 100 square feet, you’d pay $250. As with most extended warranties, we here at Checkbook doubt that the value of these manufacturer-offered warranties justifies the cost, but they do represent additional protection.