Replacing Your Roof: What the Estimate and Contract Should Say, and How to Hire a Roofer

Do You Really Need a New Roof?

Before you start looking for a contractor, figure out if you really need a new roof. The age of your roof is usually the main thing to consider. Most roofs last many years if they were installed correctly. Often, you can repair a roof instead of replacing it entirely. For example, water leaking inside your home or under its eaves often comes from one worn-out part of the roof or from flashing that was not installed correctly around chimneys or skylights. Flashing is the material, usually metal, that directs water away from critical areas of the roof. These kinds of leaks do not always mean you need a whole new roof. To keep your roof in good condition, the best thing you can do is stay off of it. This information comes from California’s Contractors State License Board.

Finding and Vetting a Roofer

Finding a trustworthy contractor is key. Start by asking people you know and trust for recommendations. You can also check with local consumer protection agencies for any complaints against a contractor. The Federal Trade Commission (FTC) suggests you only consider contractors who are licensed and insured. Make sure to confirm a contractor’s license with your state or county government. You should also ask the contractor for proof of insurance.

Specifically, ask for proof of workers’ compensation insurance and general liability insurance. Workers’ compensation covers employees if they get hurt on the job. General liability insurance covers damage to your property or injuries to others that are not employees. The California Contractors State License Board advises asking for copies of these policies to keep in your job file.

Getting Written Estimates

Always get several written estimates from different contractors. The FTC says a written estimate should clearly describe the work to be done, list the materials, state the completion date, and show the total price. Don’t automatically choose the contractor with the lowest bid. If there is a big difference in prices among the estimates, ask for an explanation. This can help you understand why one bid is much higher or lower than the others.

Understanding the Contract

A written contract is very important. Even if your state doesn’t require a written agreement, you should always ask for one. Never sign anything until you fully understand all parts of it. This advice comes from Wisconsin’s Department of Agriculture, Trade and Consumer Protection (DATCP).

According to the FTC, your contract should include:

• The contractor’s name, address, phone number, and license number.
• An estimated start date and completion date.
• Any promises made during conversations or calls about the work and the cost of labor and materials.
• A written statement of your right to cancel the contract within three business days if you signed it in your home or at a location other than the seller’s main office.
• All blank spaces filled in before you sign.

Wisconsin’s DATCP has additional requirements for home improvement contracts. It says your contract must contain:

• The salesperson’s and the company’s names and addresses (not just a post office box).
• A complete description of the job.
• A detailed list of the materials to be used, including the name, brand, size, models, performance capacity, and quantity.
• The total price, plus any finance charges.
• A start date and a completion date.
• A statement explaining any warranties on materials, labor, or services. Make sure you understand any exceptions or limits to these warranties.

In Wisconsin, if any payment is required before the work starts, a written contract is required by law.

The California Contractors State License Board also says your contract should state that all work will follow all applicable building codes. Building codes are minimum safety standards for construction. A building permit is usually needed for structural work. Your contractor should get all necessary building permits. If the contract does not say this, you could be legally responsible for not getting a required permit. The building department will inspect the roof at certain stages of the project and again when it is finished.

Protecting Your Money

Never pay the full amount for a roofing job upfront. Some states even limit how much a contractor can ask for as a down payment. The FTC advises never making the final payment until all the work is done and you are completely satisfied. Wisconsin’s DATCP also says you should never sign a completion certificate or make the final payment until you are satisfied and all work is done exactly as specified in the contract.

Understanding Lien Waivers

It’s important to understand what a lien is. A subcontractor, who is hired by your main contractor, or a materials supplier can place a lien on your property if the contractor does not pay their bills. This can happen even if you have already paid your contractor in full. A lien is a legal claim against your property that could force you to pay the debt or even lose your home. To protect yourself, ask for lien waivers.

In Wisconsin, home improvement contractors must tell you about your right to receive lien waivers before you sign the contract. Contractors must also give you lien waivers if you ask for them. Wisconsin’s DATCP advises that you should always ask for a lien waiver from your contractor whenever you make a payment, especially the final payment. You should also insist on completed waiver of lien forms from the contractor and every subcontractor and supplier. These forms should be signed by everyone who supplied materials or labor covered by your payment.

Warning Signs of Scams

The FTC lists several warning signs of home improvement scams:

• A contractor who knocks on your door looking for business because they are “in the area.”
• A contractor who asks you to get any required building permits yourself.
• A contractor who suggests you borrow money from a lender they know. Be very careful if a contractor offers to arrange financing for you. Some scammers offer to install a new roof and say they can get you a loan. After starting the work, they might ask you to sign papers that are blank. Later, you might find out you’ve agreed to a home equity loan with a high interest rate, points, and fees. To avoid this, never agree to financing through your contractor without shopping around and comparing loan terms yourself. Never agree to any loan without understanding all its terms and knowing if you can afford the payments. Do not sign a document you haven’t read or that has blank spaces. Do not let anyone pressure you into signing any document.

When this advice may not fit

This advice is for typical roof replacement decisions. If you have structural damage to your home, damage to gas lines, problems with your electrical panel, or need to deal with hazardous materials like lead or asbestos, you should always consult a qualified professional. These tasks require specialized skills and safety precautions. If your roof damage is due to a storm or other sudden event, contact your homeowner’s insurance company first, as they may have specific procedures for repairs and claims. Always check with your local building department for specific rules and regulations that might apply in your area, as building codes and permit requirements can vary.