Choosing a roofing contractor is an important decision. Whether you need a small repair or a complete roof replacement, the contractor you hire will be responsible for work that helps protect your home from rain, wind, moisture, and other weather conditions.
Price matters, but it should not be the only factor.
Homeowners should also consider licensing, insurance, experience, reputation, communication, the proposed roofing system, warranty coverage, and exactly what is included in the written estimate.
Taking time to compare contractors can help you understand what you are purchasing and why one roofing proposal may be different from another.
Start by Verifying the Contractor
Before comparing shingles, warranties, or prices, verify that the roofing contractor is properly registered or licensed for the state where the work will be performed.
This is especially important for homeowners in the Portland-Vancouver metro area because contractors may perform work on either side of the Columbia River, and Washington and Oregon have separate contractor requirements.
In Washington, contractors must register with the Washington State Department of Labor & Industries. Registered contractors are required to maintain a contractor bond and liability insurance.
In Oregon, contractors performing roofing and most other construction work for compensation generally must be licensed through the Oregon Construction Contractors Board. Oregon CCB contractors are also subject to bonding and liability-insurance requirements.
Homeowners can verify a contractor directly through the appropriate state agency rather than simply taking the contractor’s word for it.
J&J Roofing & Construction currently identifies itself as a licensed contractor in both Washington and Oregon.
Look at Relevant Roofing Experience
Years in business can be useful information, but experience should also be relevant to the type of work your home requires.
Roof repair, roof replacement, metal roofing, flashing work, ventilation, and leak diagnosis present different challenges.
If you need a roof repair, ask whether the company regularly diagnoses and repairs existing roofing systems rather than concentrating exclusively on replacements.
For a complete roof replacement, experience with the roofing system being proposed is important because the project involves much more than laying new shingles.
Depending on the roof, the contractor may need to address decking, underlayment, flashing, valleys, penetrations, ventilation, roof edges, and drainage components.
The goal is to find a contractor with experience that actually relates to your project.
Local Roofing Experience Can Be Valuable
Roofing practices still need to follow applicable codes, manufacturer requirements, and sound construction principles, but familiarity with local conditions can be useful.
Homes in Southwest Washington and Northwest Oregon commonly experience extended periods of rain and moisture as well as seasonal wind, leaves, needles, moss growth on suitable surfaces, and tree debris.
A contractor familiar with the region should understand that keeping water moving correctly through the roofing and drainage systems is important.
For homeowners throughout Portland, roof design, property access, tree coverage, and the condition of existing roofing can vary considerably from one home to another.
Likewise, properties J&J serves from its Vancouver location can range from established neighborhoods with mature trees to newer construction and homes in more exposed areas of Clark County.
The contractor should evaluate the conditions at your property rather than making assumptions based solely on the city where you live.
Read Reviews for Patterns, Not Just Star Ratings
Online reviews can provide useful information about a roofing company, but the overall rating does not tell the entire story.
Read enough reviews to look for recurring themes.
Pay attention to what customers say about communication, scheduling, workmanship, cleanup, responsiveness, handling of unexpected issues, and whether the completed work matched what had been promised.
A single positive or negative review may not tell you much. Consistent comments across a larger number of reviews can provide a better picture of the customer experience.
It can also be useful to look at how a contractor responds when a customer raises a concern. Roofing projects occasionally involve unexpected conditions, and the way a company handles problems can be just as revealing as reviews from projects where everything went exactly as planned.
Ask What the Estimate Actually Includes
Two roofing estimates can have different prices because they are not necessarily proposing the same work.
One proposal may include components or work that another proposal leaves out.
Before deciding that one contractor is simply more or less expensive, understand the scope of each estimate.
For a roof replacement, this may involve the roofing product, removal of existing materials, underlayment, flashing, ventilation components, starter materials, ridge materials, disposal, cleanup, decking allowances, warranties, and other project-specific work.
For a repair, the proposal should identify the area being addressed and describe what the contractor intends to repair.
A written estimate should help you understand what you are paying for.
Be Cautious About Choosing a Roofer Based Only on Price
The lowest estimate is not automatically a bad choice, and the highest estimate is not automatically the best.
The important question is why the prices are different.
A price difference may reflect different materials, roofing-system components, scopes of work, warranty options, labor requirements, or assumptions about the existing roof.
Ask contractors to explain significant differences rather than comparing only the final number at the bottom of each estimate.
If one proposal is substantially lower than the others, determine whether it includes the same work.
Price becomes much more meaningful once you are comparing similar scopes.
Find Out What Roofing Materials Are Being Proposed
Do not settle for an estimate that simply says “new roof” or “architectural shingles.”
Ask for the specific manufacturer and product line being proposed.
Different roofing products can have different specifications, appearances, installation requirements, and warranty options.
The visible roofing material is also only part of the system.
Depending on the project, other components can include roof deck protection, starter shingles, flashing, ridge materials, ventilation components, and other accessories.
J&J Roofing & Construction is a GAF Master Elite contractor, but homeowners should still understand which GAF product and roofing-system components are being proposed for their particular project.
Understand the Contractor’s Manufacturer Credentials
Some roofing manufacturers have contractor certification or credential programs.
These credentials can indicate that the contractor meets requirements established by that manufacturer and may provide access to particular roofing-system warranties or products.
They should not, however, replace the other steps involved in evaluating a contractor.
J&J holds GAF Master Elite contractor status. GAF states that only about 2% of roofing contractors in North America are invited to become Master Elite contractors.
Manufacturer credentials are worth considering, particularly when they affect the roofing system or warranty being offered, but homeowners should still evaluate licensing, experience, reputation, scope of work, and communication.
Understand the Warranty Before Choosing a Contractor
The word “warranty” can refer to several different types of coverage.
A roofing material may have a manufacturer warranty, while the roofing contractor may provide separate workmanship coverage. Certain qualifying roofing systems installed by credentialed contractors may also be eligible for enhanced manufacturer warranty options.
These warranties are not interchangeable.
Before choosing a contractor, understand who provides each warranty, what it covers, how long different portions of the coverage apply, what exclusions exist, and whether registration or specific roofing-system components are required.
A large number of advertised warranty years is not enough information by itself.
J&J provides additional information about available roofing warranty options, but the coverage applicable to an individual project should be confirmed in the project’s documentation.
Pay Attention to Communication Before the Project Begins
The estimating process gives you an opportunity to see how a roofing company communicates before you sign a contract.
Does the estimator explain what was found?
Can the company explain why repair or replacement is being recommended?
Are questions answered clearly?
Does the proposal describe the work?
Does the contractor explain what could happen if hidden deterioration is discovered after roofing materials are removed?
A contractor cannot necessarily know the condition of every concealed component before a roof is opened. What matters is whether the company explains how unexpected conditions will be documented and handled.
Clear communication before construction can prevent misunderstandings once work begins.
Ask How Property Protection and Cleanup Are Handled
Roof replacement can generate a significant amount of debris.
Old roofing materials, nails, packaging, and other material need to be removed from the work area.
Before the project starts, ask how the contractor plans to protect areas around the house and how cleanup will be performed.
The appropriate preparation can vary depending on landscaping, siding, driveways, decks, neighboring properties, and access around the home.
A roofing project involves more than the roof itself. The contractor should consider how the work affects the surrounding property as well.
Don’t Assume Every Roofing Problem Requires Replacement
A contractor should be able to explain why a particular solution is being recommended.
Some roofing problems may be suitable for repair when the damage is localized and the surrounding roofing remains serviceable.
Other roofs may have widespread deterioration or multiple problems that make continued localized repairs impractical.
Homeowners should be cautious of assuming either extreme: that every leak requires a new roof or that every roof can be economically repaired indefinitely.
The recommendation should be based on the actual condition of the roofing system.
Ask About Permits When They Apply
Permit requirements can depend on the location and scope of the project.
A roofing contractor familiar with the area should be able to explain whether permits are required for the proposed work and who is responsible for obtaining them.
Homeowners should not assume that every roofing project has identical permitting requirements.
When there is uncertainty, requirements can be confirmed with the local building authority.
Don’t Be Pressured Into Making an Immediate Decision
A roofing estimate is an opportunity to gather information.
Unless emergency work is necessary to protect the property, homeowners should have an opportunity to understand the proposal and ask questions before agreeing to a major roofing project.
Be cautious when a salesperson uses pressure rather than information to move the project forward.
A contractor should be able to explain the condition of the roof, the proposed solution, the materials being recommended, and the cost without making the homeowner feel that asking questions is a problem.
Questions to Ask Before Hiring a Roofing Contractor
Before making your final decision, consider asking:
- Are you currently licensed or registered to perform this work in my state?
- Can I verify your contractor registration or license?
- What insurance and bonding requirements apply to your company?
- How long has your company been performing roofing work?
- Do you regularly perform this particular type of roofing project?
- What specific roofing products are included?
- What underlayment and other roofing-system components are included?
- How will existing flashing be handled?
- Will the roof’s ventilation be evaluated?
- How are damaged decking and other hidden conditions handled?
- What manufacturer warranty applies?
- What workmanship coverage do you provide?
- Who is responsible for permits when required?
- How will the property be protected?
- What does cleanup include?
- How will changes to the original scope be communicated and approved?
A contractor who can clearly answer these questions gives you much more useful information than a price alone.
Choosing the Right Roofer Comes Down to More Than One Factor
There is no single number, credential, review, or roofing product that identifies the right contractor for every homeowner.
A better decision comes from looking at the complete picture.
Verify the contractor through the appropriate state agency. Consider experience and reputation. Compare the actual scopes of work. Understand the materials and warranties. Pay attention to communication. Make sure you know how unexpected conditions and project changes will be handled.
J&J Roofing & Construction has served customers in Washington and Oregon since 1984 and is currently licensed in both states. The company provides roof replacement, roof repair, metal roofing, roof cleaning, and other roofing services throughout its service area.
Whether you are comparing contractors for a repair or planning a complete new roofing system, take the time to understand what each company is proposing. The right roofing decision should be based on the condition of your home and the quality and completeness of the proposed work, not simply which estimate has the lowest price.
