Checking a roofing firm is a sequence of simple steps: confirm the license on the state record, ask for a written scope with named lines, ask who handles the permit, and ask what the warranty covers and who honors it. Then check references and avoid any firm that pressures you to sign at the door. This guide sets out that sequence.
Key takeaways
- Look up the firm's license on the state record and check that the name matches the contract.
- Ask for a written scope with named lines, and do not accept a single figure with no breakdown.
- Ask who applies for the permit and whether the inspection is included.
- Ask what the warranty covers, for how long, and who honors it if the firm changes name or closes.
- Be wary of pressure to sign on the day, of large payments before work starts, and of anyone who says the roof must be replaced without an inspection.
What should you check before the first visit?
Before the first visit, check the firm's license on the state record, confirm the name and specialty, and note how the firm answers the phone. A firm that is hard to reach or cannot give a license number is worth noting before anyone comes to the house.
Start with the license. Ask for the license number and look it up on the state's licence lookup. Confirm that the class and the roofing specialty cover the work you need, and that the license is current. The license check is a short task, and it removes the most basic risk before anyone spends a day on the roof.
Next, notice how the firm handles the first call. A firm that asks sensible questions about the house, the roof's age and the problem is usually taking the job seriously. A firm that will not say where it is based, who will visit or what the visit involves has told you something useful too.
Keep a note of the firm's name, its license number, the name of the person you spoke to and the date of the call. Those notes are useful later if the quote, the schedule or the work changes.
How do you judge a written scope?
A written scope names the work in lines: removal, decking allowance, underlayment, covering, flashing and edges, ventilation, access and permit. Two quotes can be compared only when both name the same lines, so a scope with named lines is the first test of a firm.
A scope that says only replace the roof, with one figure, does not tell you what is included. Ask the firm to list removal, the number of layers to be removed, the decking allowance, the underlayment, the covering, the flashing at each junction, the ice barrier where it applies, the ventilation and the permit. A firm that cannot list those lines has not yet decided how it will do the job.
Ask how the scope will be measured and how the decking will be checked. A firm that measures the roof and checks the deck at the visit is more likely to give a reliable scope. A firm that plans to price everything from the street has a scope that can change after the tear-off.
The written scope should also say what happens if something changes: hidden deck damage, a flashing condition that was not visible, or a structural problem. Ask how extra work is priced, who approves it before it is done, and how the change appears on the final invoice.
Who should handle the permit and the inspection?
The quote should name who applies for the permit, which office receives it, and whether the inspection is included. For some local applications, such as Harrisonburg's roofing permit, the application itself asks for the contractor's DPOR registration number.
Ask the firm to say in writing whether it will apply for the permit, or whether the homeowner must do so. Ask which office applies for the house, since Staunton, Waynesboro, Harrisonburg and Augusta County handle their permits differently. The answer should match the office's own rule for the job.
Ask whether the fee is in the quote. This site publishes no permit fee, and a fee that is not on the quote is one you will meet later. Ask whether the inspection is booked as part of the job, and how the firm will respond if the inspector asks for work that was not in the scope.
A firm that resists naming the permit, the office and the fee has left the most predictable question unanswered. Ask for that answer in writing before you sign.
What should a warranty say?
A warranty should say what it covers, for how long, what it excludes, and who honors it if the firm changes name or stops trading. The warranty is a promise about the firm's workmanship, which is different from any promise about the materials.
Ask for the warranty in writing and read the exclusions. A warranty on workmanship and a warranty on the covering from the manufacturer are two different documents, and the firm should say which one applies to each part of the job. Ask who handles a claim under each, and how long the homeowner has to raise it.
Ask who will honor the warranty if the firm changes its name, is sold or stops trading. A warranty that depends on the firm still existing is only as good as the firm, and a written answer to this question is worth having before the work starts.
Be cautious about any warranty that is described verbally but does not appear in the contract. A promise that is not written is not something you can hold a firm to, and it is easy to forget what was said on the phone.
How do references and reviews help?
Ask for references from recent local jobs of a similar size and roof type, and ask to see the work if the firm can arrange it. Online reviews can help, but they are one signal among several, and a firm should not be judged on a single review.
A reference is most useful when it comes from a job like yours: a similar roof, a similar house and a recent date. Ask the references what they were told before the work, whether the schedule and the price held, how the crew treated the site, and whether the firm came back to fix anything. Those questions tell you more than a general opinion.
Ask to see a completed roof if the firm can arrange it. A visible detail such as clean flashing at a chimney or neat valley metal can say a great deal about the crew's care. Photographs of recent work are a fair second choice, though they cannot show how the roof will perform.
Reviews are a signal, not a verdict. Read for patterns: repeated complaints about schedule changes, unexplained extra costs or a slow response to a problem are worth taking seriously. A single unhappy review or a single glowing one tells you little on its own.
What pressure should make you walk away?
Walk away from a firm that asks you to sign on the day, asks for a large payment before any work starts, or says the roof must be replaced without a proper inspection. Those tactics leave you with the least information when the decision matters most.
Signing the contract on the same day as the first visit is a common pressure point. A firm that is confident in its scope will be willing to send the quote in writing and let you read it. Take the time to read the lines, check the license and compare the scope with at least one other quote.
A large payment before any work starts is a risk, particularly when the firm's license and warranty have not been checked. Ask how payment is scheduled, and tie each payment to a visible stage of the work. Keep receipts and the payment record in one place.
A firm that says the roof must be replaced without a written inspection, or that the storm damage must be fixed today, has skipped the step that gives you the information. Ask for the inspection report in writing, and ask what the firm would look for if it were wrong. A reliable firm will be able to answer that question without difficulty.
What should a written roofing contract include?
A written contract should name the firm, its license, the scope with its lines, the payment schedule, the start date as an estimate, the cleanup and disposal, the permit responsibility and the warranty. It should also say how changes are priced and approved.
Start with the parties and the scope. The contract should name the firm and the license, and it should attach or repeat the written scope with its named lines. A contract that refers to a quote the homeowner has never seen, or that describes the work in a single sentence, leaves room for disagreement at the end of the job.
Next, check the money and the dates. The payment schedule should tie each payment to a visible stage, and no large sum should be due before work starts. A start date should be written as an estimate, not a promise to arrive at a set time. Ask what happens if the date slips and whether the change is recorded in writing.
Finally, check the cleanup, the protection and the changes. The contract should say who removes the debris, where the dumpster or container will sit and who protects the shrubs, gutters and walkways. It should also say how a change in the work is priced, who approves it and how it appears on the final invoice. A contract that answers those points is far easier to live with when the crew is on the roof.
Frequently asked questions
How many quotes should I get?
Two or three written quotes with named lines are usually enough to see the range and to spot a missing line. Compare the scopes first, then the totals, and ask each firm to explain any difference.
Should I ask a firm for proof of insurance?
Yes. Ask the firm to show its insurance certificate and check that the coverage is current. This site does not confirm any firm's insurance status, so the certificate is the document to check.
What if a firm will not give a license number?
Do not sign. A firm doing roof work should be able to give its license number, and the number should match the name on the contract. Look it up on the state's license lookup before any work is agreed.
Is a lower quote a good sign?
Not on its own. A lower figure often leaves out a line, such as the deck allowance, the flashing or the permit. Compare the scopes line by line before deciding that a lower total is the better value.
This guide is general information for Staunton city homeowners, not a substitute for an on-site inspection. Prices are estimates. See our disclaimer.