Top 10 Questions to Ask a Licensed Roofing Contractor Before Roof Replacement

Roofs fail in two ways, suddenly and slowly. The sudden failures are obvious, like wind ripping off shingles or a branch punching through the deck. The slow ones creep up, showing as granules in the gutters, soft spots at the eaves, and a growing patchwork of roof repair services that never quite keep up. When the evidence stacks up, a full roof replacement becomes the smarter, safer choice. The hard part isn’t deciding to replace, it’s choosing the right licensed roofing contractors and knowing what to ask before you sign.

I’ve walked more roofs than I can count, in neighborhoods where clay tile bakes under coastal sun and in inland tracts where asphalt shingles fry by day and cool too fast at night. I’ve seen homeowners save thousands by asking the right questions, and others spend twice as much fixing shortcuts that never should have happened. The questions below are the ones that separate a smooth home roof replacement from a problem that lingers for years.

1) Will you perform a full tear-off or overlay, and why?

This is the fork in the road. A roofing replacement done as an overlay means installing a new layer over the old shingles. It’s faster and initially cheaper, but it keeps hidden problems hidden. A full roof replacement with a tear-off removes old material down to the deck, exposing rot, nail pops, and poorly sealed penetrations. That inspection window is priceless.

There are cases where an overlay is reasonable, like a single, flat, well-adhered asphalt layer on a relatively young deck with no signs of moisture. Even then, you’ll add weight, shorten the new roof’s life by a few years, and lose the chance to resolve underlying ventilation or flashing issues. Ask the roof installation contractor to justify their recommendation. If they push for overlays across the board, they’re prioritizing speed over long-term performance.

On older homes, or in markets like Southern California where heat and UV rough up shingles faster, we typically tear off. If you’re talking tile roof replacement, you’ll want a lift-and-relay or a full system rebuild, not a shortcut. Tiles can be reused if they’re sound, but underlayment and flashings must be renewed. Over the years, I’ve opened roofs that looked fine from the curb and found underlayment that crumbled in my hands. You don’t want your new roof sitting on that.

2) What materials and system components do you recommend for my home and climate, and can you show why?

A roof is not just shingles or tiles. It’s a system. Ice and water shield at valleys, synthetic or felt underlayment, starter course, proper nails, vents sized for your attic volume, drip edge, and metal flashing that fits your architecture. In coastal or high-UV zones, better-grade underlayment and corrosion-resistant fasteners can add years. In a dry climate, you still need to plan for the occasional heavy rain event that exposes weak valleys and skylight seams.

Ask to see sample cut-sheets and actual pieces of what they plan to install. Touch the underlayment. Compare a basic three-tab shingle to an architectural shingle with higher wind ratings. If they recommend roof coating services for a low-slope section, ask about coating thickness, reflectivity, recoat intervals, and what prep they’ll do. For flat or low-slope systems common on additions and porches, verify whether they’re proposing modified bitumen, TPO, or a coated system, and why that choice fits your deck and drainage.

A solid contractor speaks plainly about trade-offs. For example, a cool-roof rated shingle can lower attic temps and help HVAC, but at a higher material cost. A heavier tile looks great and lasts decades, but only if your framing can support it. On a mixed-slope house, you might pair a built-up or single-ply membrane on the low-slope back porch with architectural shingles on the main gables. If you’re talking with roofing companies Los Angeles homeowners often use, ask how they handle sun exposure, Santa Ana winds, and city permit requirements for cool-roof compliance. Good pros have those answers ready and specific.

3) How will you handle flashing, penetrations, and skylight repair or replacement?

Flashing is where roofs succeed or fail. Chimneys, skylights, sidewalls, vents, satellite mounts, and solar standoffs are the usual leak sources. If your contractor speaks vaguely about “sealing everything up,” press for details. For chimneys, I expect step flashing and counter flashing properly let into mortar joints, not smeared mastic. For skylights, I want to know if they’ll replace the unit or refurbish it with the manufacturer’s flashing kit. If the skylight is older than 15 years or shows crazing, replacing it during roof work is usually the economical move.

I once inspected a “new” roof that leaked at every skylight because the crew used peel-and-stick and wishful thinking instead of the proper apron and step pieces. The repair cost nearly matched what a skylight replacement would have cost during the original job. If your home has multiple penetrations, ask how they’ll coordinate with HVAC or solar contractors for proper flashing and sealant compatibility. If there’s a satellite dish, it shouldn’t go back into shingles. Ask for a non-penetrating mount or a relocation to the fascia.

4) What is your plan for attic ventilation and insulation interaction?

Ventilation is not glamorous, but it’s the difference between a roof that breathes and one that bakes from beneath. Contracting teams that understand the attic as part of the system will measure intake and exhaust, check soffit vents for blockage, and size ridge vents accordingly. More exhaust without adequate intake can create negative pressure and pull conditioned air out of the house. In hot regions, balanced flow coupled with radiant barriers or improved insulation reduces shingle temperature and extends life.

If you’ve had ice dams, ask how they’ll address it. In colder climates, that means improved air sealing, baffles to keep insulation away from the soffits, and a continuous path from eaves to ridge. In warmer zones, the goal is moving heat out quickly and keeping humidity in check. If your home has spray foam under the deck, you’re working with a sealed attic, and venting changes entirely. A contractor who doesn’t ask about your current insulation and ventilation isn’t thinking about the whole system.

5) What exactly does your warranty cover, who backs it, and how do service calls work?

There are two warranties in play, the manufacturer’s material warranty and the contractor’s workmanship warranty. Big shingle brands offer tiers, from basic limited warranties to enhanced warranties that require the installer to be certified and to use a full system of branded components. Length and coverage vary. You want to know whether the warranty is pro-rated and what triggers exclusions. Nail pattern mistakes, improper ventilation, or overlay installations can void coverage.

The workmanship warranty is the contractor’s promise. I’ve seen ranges from two years to ten years or more. What matters most is whether the company will still be around and whether they honor service requests promptly. Ask how to request a service call, typical response times, and if they charge for diagnostics. Get the warranty details in writing, including what constitutes a “leak” for coverage. If a company calls itself the best roofing company in town, they should be clear and confident on warranty terms.

6) How will you protect my property during the job?

The best crews treat your property like their own. A proper protection plan covers landscaping, siding, windows, AC units, pools, and driveways. Expect them to stage materials smartly, use tarps and plywood to shield delicate areas, and manage debris so nails don’t scatter into garden beds. Magnetic sweepers should run daily, not just at the end. If you have a paver driveway, ask how they’ll prevent pallet indentations. If the only access is over your lawn, request ground protection mats.

Noise and dust are part of the job. Your contractor should tell you which days will be loudest, how they’ll handle attic dust if decking is replaced, and how they’ll protect interior spaces near skylights. If you work from home, it helps to plan around tear-off days. Clear attic storage near vents if you can. I’ve seen meticulous jobs undone by one careless dumpster drop that cracked a client’s driveway. Details matter, and good crews have a checklist to prevent those slip-ups.

7) What hidden conditions could change the price, and how are change orders handled?

No one likes surprises. Still, once a roof is opened, we sometimes find rotten sheathing, undersized vents, or previous shortcuts buried under layers. The difference between a fair contractor and a problem is how they handle these finds. Ask for line-item pricing for sheathing replacement, fascia repairs, new flashing, and additional ventilation. Agree on per-sheet rates for plywood or OSB. If your home has plank decking, talk about the threshold for replacement if gaps are too wide for modern shingle nailing.

Change orders should come with photos and clear descriptions before the work proceeds. I always encourage homeowners to request a mid-roof walkthrough once tear-off is complete. A ten-minute look at the exposed deck and valleys gives you confidence that the repairs are justified. Reputable contractors keep contingency allowances modest and transparent.

8) Who will be on my roof, and who supervises?

You’re not hiring trucks or logos, you’re hiring people. Ask whether the company uses in-house crews, subcontractors, or a mix. Both models can produce excellent work, but oversight is non-negotiable. You want a named project manager who will be on-site daily, speaks your language, and makes decisions. If a roofing repair contractor is also handling replacement, verify that the crew scheduled is experienced in full system installs, not just patches.

Get clarity on labor classification and insurance. Every worker should be covered by workers’ compensation and the company should carry general liability. Ask for certificates made out to your address. If a company stumbles on this, move on. Also ask about training, especially for specialty tasks like roof restoration on low-slope sections or the integration of roof coating services. Manufacturer certifications can be meaningful when they include audits and ongoing education, not just a sign-up fee.

9) Can you provide local references and recent, comparable projects?

A portfolio tells you what they like to advertise. Recent references tell you how they actually perform. Ask for addresses of jobs completed within the last six to twelve months, ideally similar in size and material to yours. Drive by if you can. Look at ridge lines, flashing lines, and how clean the site looks post-install. If you’re considering tile roof replacement, ask to see a tile job, not just shingles. If your project includes skylight repair, ask to speak with a client who had that work done.

In cities with strict codes, like many municipalities in and around Los Angeles, ask for permits pulled under the contractor’s license and final inspection reports. Roofing companies Los Angeles homeowners rely on should know Title 24 cool-roof requirements, HOA policies in neighborhoods with design guidelines, and prevailing wind ratings. When I share references, I try to match not just roof type but homeowner priorities. Someone who prioritized quiet operations and pet safety might answer different questions than someone who focused on energy savings.

10) What is your schedule, daily workflow, and cleanup plan?

Roofing is weather and logistics. A clear timeline sets expectations. Ask how long the job will take, how many crew members will be on-site, and what happens if weather interrupts. A typical residential roof replacement on a 2,000 to 2,500 square foot home might take two to three days with a well-staffed crew, more if there are complex details or decking repairs. Tile projects take longer due to underlayment work and the handling of heavy material.

A good contractor sequences the work thoughtfully. Tear-off in sections, dry-in the same day, and never leave open areas overnight if rain is possible. Materials should arrive the day before, and dumpsters should not block garage access without a plan. Daily cleanup and a final walk-through should bookend the job. If they offer a roof repair service on top of the replacement scope, clarify whether those items will be handled before or after the main install. The last nails you want to find are the ones in your tire the week after the crew leaves.

When a simple roof repair still makes sense

Not every aging roof requires immediate replacement. If your roof is within a few years of end-of-life but you have an isolated issue, a targeted roofing repair by a skilled roof repair specialist can buy time. I’ve patched storm-lifted shingles on an otherwise healthy ten-year-old roof and tuned up flashing around a single vent where a poor install caused drips. On tile roofs, replacing cracked tiles and resealing penetrations can stabilize performance if the underlayment is still intact. That said, throwing patch after patch at systemic problems costs more in the long run.

A good contractor tells you when a roof repair services call is sufficient and when you’re tossing money at symptoms. If your attic smells musty, decking feels spongy, and your HVAC is sweating under the load, repairs are bandages. The moment you see widespread granule loss and curling shingles, start planning for the full roof replacement rather than paying for monthly triage.

The budgeting reality: price ranges and what drives them

Homeowners understandably want a number. Market rates vary by region, but you can think in ranges. Architectural asphalt shingle replacement for an average single-family home often falls into the mid five-figure range, influenced by square footage, tear-off complexity, and accessory work. Tiles push higher due to labor intensity and underlayment upgrades. Low-slope membrane sections have their own pricing structure, especially if insulation or tapered systems are added for drainage.

What often surprises people is the sum of small line items. New flashing kits, extra deck repair, custom metal at sidewalls, additional intake vents, and skylight upgrades all add up. These are not upsells for the sake of it. They are the pieces that prevent callbacks and extend service life. If you’re price-shopping, compare like for like. One quote might be cheaper because it skipped ice and water shield at valleys, omitted drip edge, or ignored ventilation math. The lowest number on paper can become the most expensive job on your house.

If you own a mixed-use or commercial property

Commercial roof maintenance is its own discipline. Large, low-slope roofs behave differently than pitched residential roofs. Seams, drains, and penetrations multiply, and foot traffic from mechanical servicing is routine. If your property includes a flat roof section, ask about maintenance plans. A semiannual inspection and minor sealing can head off big failures. Roof restoration with coatings may extend the life of aging membranes if the substrate is dry and sound, but it is not a cure-all. A responsible contractor will do core cuts, measure moisture content, and verify adhesion before recommending coating.

If you’re contemplating coatings on a residential low-slope addition, ask about compatibility with existing materials and whether the warranty applies on mixed systems. Coatings shine when used as part of a well-prepped, designed assembly, not as lipstick on a failing roof.

Permits, code, and inspections

Permits are not optional in most jurisdictions. They trigger inspections that protect you. A licensed roofing contractor should pull the permit in their name, coordinate inspections, and be present for the final. If a contractor suggests skipping the permit to save time or money, you’re the one at risk when you sell or if there’s a claim. Inspectors look for basics such as nail patterns, underlayment overlaps, flashing at critical transitions, and proper ventilation. In regions with cool-roof requirements, they may ask for product documentation.

If you’re in an HOA, submit materials and colors early. Some associations have strict rules about reflectivity and profile. A contractor familiar with local boards can save weeks by supplying proper submittals upfront.

Preparing your home and family for the job

Good preparation makes everything go smoother. Move cars out of the garage and driveway the night before material delivery. Take fragile items off walls and shelves, especially under attic spaces or skylights, since vibration can travel. If you have pets, plan for the noise. I’ve had clients set up playdates for dogs during tear-off days to avoid stress. Let neighbors know about the schedule and the dumpster location. If contractors need power, confirm an exterior outlet. These are small things, but they reduce day-of hiccups.

If you’re adding or replacing skylights, cover interior furniture under those openings. A conscientious crew will tarp and vacuum, but fine dust still gets everywhere when old units are removed.

Red flags that merit a second look

You don’t need to be a roofing expert to spot trouble. Beware of contractors who give you a price after a five-minute glance from the curb, push you to sign the same day with a steep “discount,” or refuse to detail materials and scope. If they rely heavily on sealants as a fix for flashing, if they suggest nailing shingles into rotten decking, or if they can’t produce proof of insurance immediately, walk away. Another common red flag is a vague workmanship warranty or one that punts responsibility back to the manufacturer for anything that goes wrong.

On the other end, a contractor who overcomplicates a straightforward project can also cost you. Not every roof needs designer shingles, copper everywhere, and a ventilation overhaul if the current system is balanced. The right scope is specific, proportional, and justified.

A short homeowner checklist you can keep handy

Verify license, workers’ comp, and liability insurance with certificates. Ask for a tear-off plan, deck inspection, and line-item pricing for repairs. Confirm ventilation strategy, flashing details, and skylight decisions. Get warranties in writing, including process for service calls. Agree on schedule, crew size, site protection, and daily cleanup.

Why the right questions pay off

I’ve been called to diagnose leaks on roofs that were barely five years old. Almost every time, the failure traced back to decisions made before the first shingle was nailed. A missing kickout flashing at a wall-to-roof transition sent water behind stucco for years. Insufficient intake starved a ridge vent, cooking the attic and curling shingles prematurely. A skylight with reused, incompatible flashing leaked on the first winter rain. Each was avoidable, and each would have been caught by one of the questions above.

A home roof replacement is one of the biggest investments you’ll make in your house. Done right, it’s quiet. You don’t think about it each time the forecast shows rain. Your attic stays dry, your energy bills behave, and your ceilings remain clean. Choosing the right licensed roofing contractors, getting your arms around materials and methods, and insisting on clarity about protection, ventilation, and warranty turns a stressful project into a predictable one.

If you’re weighing whether to repair or replace, invite a contractor for a thorough inspection. Ask them to photograph what they see and to map it to a plan: repair, restoration, or replacement. On a composite shingle roof nearing the end, a careful roofing repair might buy a couple of years while you plan and budget. On a tile system with failed underlayment, a piecemeal approach often wastes money. If your property includes low-slope areas, discuss whether roof restoration with coatings is a bridge strategy or a proper solution given moisture tests and manufacturer guidelines.

For owners of multifamily or commercial buildings, fold in regular commercial roof maintenance. Roofs that see frequent foot traffic need walk pads and clear service pathways around mechanicals. Drainage should be checked before rainy seasons, and minor seam work done before it becomes major. A small maintenance bill now beats scrambling with buckets in a lobby later.

Finally, remember that a roof is a system, but also part of daily life. There will metal roof installation be noise and dust. A few nails might escape the magnet. Good teams respond quickly and make it right. The questions you ask before the job set the tone for how they answer when something comes up. Put these ten to work, and you’ll not only choose the right contractor, you’ll also get a roof that does its job while you go about yours.

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Pub: 16 Jan 2026 02:57 UTC

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