6 Questions to Ask Before Hiring a Roofer (2024 Guide)

TL;DR: Before you hire a roofer, confirm their license number, general liability and workers' comp insurance, and ask for a written manufacturer warranty (not just a "workmanship guarantee"). A full asphalt shingle roof replacement typically costs $9,000 to $16,000 for a 1,700 sq ft home in 2024, and skipping these checks is the top reason homeowners end up paying twice.

_Last reviewed: July 2026 · 6 min read_

A leaking roof is stressful enough without worrying whether the contractor standing in your driveway is even licensed. Roofing scams spike after every hailstorm and hurricane, and the difference between a solid contractor and a fly-by-night crew usually shows up in how they answer six specific questions.

Okoniq Property Hub lets you log every roofer quote, license number, and warranty document in one place so you can compare bids side by side instead of digging through emails months later.

Is the roofer properly licensed and insured?

Yes or no, and get proof, not a verbal promise. Most states require roofing contractors to hold a state or local license, and you can verify this in under five minutes on your state's contractor licensing board website. Ask for the license number up front and cross-check it yourself.

Insurance matters just as much. A legitimate roofer carries general liability insurance (typically $1 million in coverage) and workers' compensation for their crew. Without workers' comp, an injured roofer on your property can leave you financially liable for medical bills. Ask for a certificate of insurance emailed directly from the insurance company, not a photocopy the contractor hands you, since those can be altered or expired.

What warranty comes with the roof, and who backs it?

There are two separate warranties, and homeowners often only get told about one. The manufacturer's warranty covers defective materials, usually 25 to 50 years depending on the shingle line (GAF, Owens Corning, CertainTeed are the common brands). The workmanship warranty covers installation errors and comes from the contractor, typically ranging from 2 years for a basic crew up to 10 or 25 years for a manufacturer-certified installer.

Ask specifically whether the contractor is a certified installer for that manufacturer, since certified status often unlocks longer workmanship coverage and makes the manufacturer warranty easier to enforce if something goes wrong. Get the warranty terms in writing before signing, not as a verbal promise during the sales pitch.

How does the price break down, and what's included?

A detailed line-item quote protects you from mid-project upcharges. National averages for a full roof replacement run $9,000 to $16,000 for asphalt shingles on a typical 1,700 to 2,000 sq ft home, but the quote should break out tear-off and disposal, decking replacement (often billed per sheet at $75 to $150), underlayment, flashing, and labor separately.

Watch for contractors who ask for more than 30% upfront. A common and reasonable structure is a small deposit, a payment at material delivery, and the balance on completion. If a bid comes in dramatically lower than three other quotes, ask why. It often means cheaper materials, a smaller crew skipping steps, or a bait-and-switch plan to add costs later. While you're comparing costs across your home's systems, attic insulation upgrade payback is worth reviewing too, since a roof job is a natural time to add insulation while the deck is exposed.

What happens to ventilation and existing damage during the job?

A roof replacement should include a check of attic ventilation balance, not just new shingles on top of old problems. Poor intake and exhaust airflow shortens shingle life and can trap moisture that leads to attic mold. Ask the roofer directly whether they'll inspect and correct ridge vents, soffit vents, and any blocked airflow as part of the job, referencing attic ventilation balance if you want the specifics of what a proper check looks like.

Also ask what happens if they find rotted decking once the old shingles come off. Reputable contractors quote a per-sheet replacement rate upfront so there's no surprise change order. If water has already been getting in, it's worth having them check for signs tied to attic mold remediation, since hidden moisture damage is common on roofs that leaked for more than a season before repair.

How will payment, permits, and cleanup be handled?

Permits should be pulled in the contractor's name, not yours, and most municipalities require one for a full tear-off. Ask who pulls the permit and confirm it will be posted and inspected, since skipping this step can create problems later when you sell the home.

Cleanup matters more than people expect. Roofing debris and nails left in the yard are a real hazard, especially with pets, kids, or bare feet nearby. A professional crew uses a magnetic nail sweep and tarps to protect landscaping. Get this detail in writing in the contract, along with a start date and estimated completion window, typically 1 to 3 days for a standard residential tear-off and replacement.

FAQ

How much does a roof replacement cost in 2024?

A standard asphalt shingle roof replacement for a 1,700 to 2,000 sq ft home typically costs $9,000 to $16,000, though steep pitches, multiple layers of old shingles, or premium materials like metal or slate can push costs to $20,000 or more.

How long should a roof last before it needs replacing?

Asphalt shingle roofs typically last 20 to 25 years, while architectural shingles can last 25 to 30 years and metal roofing can last 40 to 70 years depending on the material and installation quality.

Should I get multiple roofing quotes?

Yes, get at least three written quotes before deciding. Comparing line-item pricing, warranty terms, and licensing across bids is the single best way to spot a lowball offer or an unlicensed contractor.

What red flags suggest a roofing scam?

Watch for door-to-door solicitors right after a storm, demands for full payment upfront, pressure to sign the same day, and any contractor who can't produce a license number or insurance certificate on request.

Does homeowners insurance cover roof replacement?

It depends on the cause of damage. Storm, hail, or wind damage is typically covered after your deductible, but gradual wear from age or lack of maintenance is usually excluded, so check your policy language before assuming coverage.

This is educational information, not legal or financial advice. Consult a licensed roofing contractor for an on-site inspection and check your state's contractor licensing board before signing any agreement.