How to Choose a Roofing Contractor (Without Getting Burned)

Picking the roofer matters as much as picking the material. In This Old House's 2026 survey, about 23% of homeowners who ran into hidden damage paid more than their estimate. A clear written contract is what keeps those surprises small.

The short version: check the license and insurance, compare at least three written bids, keep the deposit small, and get every promise on paper. The steps below come from the California Contractors State License Board (CSLB) and Angi.

For what the job itself should cost, see our roof replacement cost guide.

Step 1: Check the license and insurance

License. Rules vary by state. Where your state requires a roofing license, look it up on the state board's website. In California, the CSLB's online check also shows the contractor's bond, workers' compensation status and any legal actions.

Insurance. Ask for copies of the contractor's general liability and workers' compensation policies for your file. Angi suggests checking that the insurance is current, not just that it exists.

References. Ask for three references and look at their past roofs.

Step 2: Compare at least three written bids

Both the CSLB and Angi say to get at least three. Make sure they price the same job, or the comparison means nothing:

• the same material and shingle line,
• tear-off of the old roof, or not,
• the number of decking sheets included, and the price per extra sheet,
• underlayment, flashing and vents,
• permits and cleanup.

Be careful with a bid far below the others. Angi warns that very low bids often rise once the work starts.

Step 3: Read the contract before you sign

The CSLB's advice is to put everything in writing, including every promise, and to spell out what the contractor will and will not do. The contract should also:

• require the work to follow local building codes,
• make the contractor responsible for pulling permits,
• include a lien release, so you're protected if the roofer doesn't pay subcontractors or suppliers.

The permit point matters. If the contract doesn't say who pulls the permit, the CSLB notes that you may be held responsible for it. Angi also warns about a contractor who asks you to pull the permit yourself.

Step 4: Keep the payments behind the work

A small deposit. In California, the CSLB says to pay no more than 10% of the job or $1,000, whichever is less, as a down payment. Angi suggests keeping it at 15% or less. Check your own state's rule.

No cash. Both sources say not to pay in cash.

Pay as the work gets done. Don't let payments run ahead of the work, and make the final payment only once you're satisfied. Angi adds: don't sign a completion certificate until the job is done to your satisfaction.

After a storm: watch for storm chasers

Storm damage brings door knockers. Angi notes that established roofers usually don't need to go door to door.

• Call your insurer first so an adjuster can see the damage. Angi warns that starting repairs before contacting your insurer could get the claim denied.
• Don't let anyone rush you. The CSLB and Angi both warn against pressure to decide on the spot.
• Be careful with an Assignment of Benefits a contractor asks you to sign at the start. Read it before you sign anything.
• Be wary of a long inspection. Angi says to be cautious if someone stays on your roof much longer than the usual one to two hours.

Sources

Checked on October 23, 2026.

1. California Contractors State License Board (CSLB), "Roofing Contractor Guide" (no date shown). cslb.ca.gov/Resources/GuidesAndPublications/RoofingContractorGuide.pdf
2. Angi, "12 Tips to Avoid Storm Chasers," updated April 10, 2026. angi.com/articles/12-tips-avoid-storm-chasers.htm
3. This Old House, "How Much Does a New Roof Cost?" updated October 7, 2026. thisoldhouse.com/roofing/new-roof-cost

Common questions