Hiring the wrong roofing contractor in Florida can cost you tens of thousands of dollars, void your insurance coverage, and leave your home vulnerable to the next hurricane. The right contractor protects your investment. Here are 15 questions every Florida homeowner should ask before signing a contract.
1. Are You Licensed in Florida?
Every roofing contractor in Florida must hold a valid state license. Ask for their license number and verify it at myfloridalicense.com. There are two types: a Certified Roofing Contractor (CCC) license valid statewide, and a Registered Roofing Contractor license valid in specific counties. Do not accept a general contractor license or a handyman claiming they can do roofing work. Roofing requires a specific roofing license in Florida.
2. Can I See Your Insurance Certificate?
Your contractor must carry both general liability insurance and workers' compensation insurance. Ask for a current Certificate of Insurance and verify it is active. If an uninsured worker is injured on your property, you could be liable. If an uninsured contractor damages your home, you have no recourse. Do not accept a verbal assurance. Request the actual certificate and call the insurance company to confirm it is valid.
3. Do You Have a Local Office?
A contractor with a physical local office in South Florida is invested in the community and accountable. Storm chasers who appear after hurricanes with out-of-state plates and a cell phone number will be gone when you need warranty service. Ask for the office address and verify it exists. Drive by if you want to be thorough.
4. Will You Provide a Written Estimate?
A legitimate contractor will provide a detailed written estimate that itemizes materials, labor, permits, dumpster, and cleanup. The estimate should specify the brand and product line of every material, not just "architectural shingles" but "GAF Timberline HDZ Charcoal." Vague estimates are a red flag. You need specifics to compare bids and hold the contractor accountable for what was promised.
5. Will You Pull the Permit?
Florida law requires a permit for roof replacements and most significant repairs. Your contractor should pull the permit, not you. If a contractor asks you to pull the permit or suggests skipping it, walk away. Unpermitted work can void your insurance, create problems when you sell your home, and result in fines from the building department.
6. Do You Use Your Own Crews or Subcontractors?
Some contractors use their own trained employees while others subcontract to independent crews. Neither approach is inherently wrong, but you deserve to know who will actually be on your roof. If they use subs, ask if the subs are insured and how the contractor ensures quality control. The best contractors either use their own crews or have long-standing relationships with subcontractors they supervise directly.
7. What Are Your Warranty Terms?
Every roof should come with two types of warranty: a manufacturer warranty on the materials and a workmanship warranty from the contractor. Ask how long each warranty lasts, what it covers, and what voids it. A manufacturer warranty is only as good as the installation. If the contractor installs the materials improperly, the manufacturer will deny the warranty claim. A contractor who is a certified installer for the manufacturer (like a GAF Master Elite or Owens Corning Platinum Preferred) can offer enhanced manufacturer warranties that include workmanship coverage.
8. What Are Your Payment Terms?
Florida law limits the deposit a contractor can collect to 10 percent of the contract price or $200, whichever is greater, for contracts over $1,000. No legitimate contractor will demand full payment upfront. A typical payment schedule is 10 percent at contract signing, 40 to 50 percent at material delivery, and the balance at completion and final inspection. Be wary of any contractor who demands large payments before work begins.
9. When Can You Start?
A good contractor will give you an honest timeline. During peak season (spring and post-hurricane), lead times of four to eight weeks are normal. A contractor who promises to start tomorrow during busy season either has no other work (a red flag) or is overpromising. During the off-season (fall and winter), two to four weeks is typical.
10. What Is Your Realistic Timeline?
Ask how many days the project will take from tear-off to final cleanup. A standard residential reroof in South Florida takes two to four days for shingles and three to six days for tile. Factor in weather delays, which are common during the rainy season. Your contractor should explain how they handle rain delays and what they do to protect your home overnight if the roof is partially torn off.
11. Can You Provide References?
Ask for references from recent projects in your area. A reputable contractor will happily provide three to five references and encourage you to call them. Ask references about the quality of work, cleanup, communication, whether the project stayed on budget, and whether they would hire the contractor again. Online reviews on Google, Yelp, and the BBB supplement but do not replace direct references.
12. What Is Your Cleanup Plan?
Roofing generates significant debris: old shingles, nails, flashing, underlayment, and packaging. Your contractor should include a dumpster, daily cleanup, and a final sweep with a magnetic nail roller. Ask specifically about nail cleanup, which is critical for protecting your tires and your family's feet. The best contractors leave your property cleaner than they found it.
13. How Do You Handle Change Orders?
Once the old roof is torn off, the crew may discover rotted decking, damaged trusses, or other hidden problems that require additional work. Ask how the contractor handles these situations. A professional contractor will document the issue with photos, explain the necessary repair, provide a written change order with the additional cost, and get your approval before proceeding. Never agree to a verbal change order. Everything should be documented and signed.
14. Who Is My Point of Contact?
Know who to call with questions or concerns during the project. Is it the salesperson, a project manager, or the crew foreman? The best contractors assign a dedicated project manager who is your single point of contact from contract signing through final inspection. This person should be reachable by phone during business hours and responsive to texts and emails.
15. What Happens If It Rains During the Project?
Florida's afternoon thunderstorms are a daily reality during the summer months. Ask your contractor how they protect your home if the roof is partially torn off when rain hits. Professional crews carry tarps and have a rain protocol that can seal an exposed roof deck in minutes. The best contractors also schedule tear-off strategically, completing one section at a time and drying it in before moving to the next, so your home is never fully exposed.
The Bottom Line
A contractor who answers all 15 questions confidently, provides documentation to back up their claims, and does not pressure you to sign immediately is worth hiring. A contractor who dodges questions, gets defensive, or pushes you to decide before you are ready is telling you everything you need to know.
At Goliath Roofing, we welcome every one of these questions and provide documentation before you even ask. Our Florida CCC license, insurance certificates, references, and detailed written estimates are available at your first meeting.
Frequently Asked Questions
What is the most important question to ask a roofing contractor?
Whether they hold a valid, active Florida roofing license (CCC or registered). Verify at myfloridalicense.com. Unlicensed work is illegal, voids warranties, and may not pass inspection.
Should I get multiple roofing estimates?
Yes. Three to four estimates help you understand fair pricing, compare materials and scope, and identify outliers. Compare the specifics, not just the total price.
What are red flags when hiring a roofer in Florida?
Demanding full payment upfront, refusing to provide a written estimate, no local office, offering to waive your deductible (insurance fraud), pressuring you to sign immediately, and being unable to provide a license number.