Hiring a roofing contractor is one of the biggest financial decisions a homeowner makes. In South Florida, where storm chasers flood the market after every hurricane and unlicensed operators undercut legitimate contractors with dangerously low bids, knowing the right questions to ask can save you thousands of dollars and years of headaches. Here are five questions that separate trustworthy contractors from the rest.
1. Are You Licensed and Insured in the State of Florida?
This is non-negotiable. Florida law requires roofing contractors to hold a valid state-issued Certified Roofing Contractor license (CCC prefix) or a Registered Roofing Contractor license. Ask for the license number and verify it on the Florida Department of Business and Professional Regulation (DBPR) website at myfloridalicense.com. While you are there, check for any complaints or disciplinary actions.
Also request a Certificate of Insurance showing both general liability coverage (minimum $1 million) and workers' compensation coverage. If a worker is injured on your property and the contractor lacks workers' comp, you could be held financially liable. Never accept a verbal assurance — demand the actual certificate.
2. Will You Pull the Permit and Handle Inspections?
Florida law requires a building permit for any roof replacement. Some contractors try to skip this step to save time and money, but an unpermitted roof creates serious problems: it voids your manufacturer warranty, violates your homeowner's insurance policy, and creates a title issue if you try to sell your home. A professional contractor handles the entire permit process, from filing the application through scheduling and passing the final inspection.
Ask specifically: "Will you file the Notice of Commencement, pull the permit, and schedule the final inspection?" If the answer is anything other than a clear yes, walk away.
3. What Manufacturer Warranties Do You Offer?
There are two types of roofing warranties: the manufacturer's material warranty and the contractor's workmanship warranty. A material warranty covers defects in the roofing product itself, while a workmanship warranty covers installation errors. The best protection comes from manufacturers' enhanced warranty programs — like GAF Golden Pledge or Owens Corning Platinum Protection — which cover both materials and labor under a single warranty backed by the manufacturer.
To offer these enhanced warranties, contractors must be factory-certified, which requires ongoing training and meeting specific quality standards. Ask your contractor which manufacturer certifications they hold and what warranty level they can offer on your project. This single question reveals whether you are dealing with a trained professional or a general handyman who installs roofs on the side.
4. Can I See Your Work in My Neighborhood?
A contractor with deep roots in South Florida should be able to point you to completed projects in your area. Ask for addresses of recent jobs you can drive by — not just cherry-picked reference phone numbers, but actual roofs you can see with your own eyes. A legitimate contractor will be proud to show you their work.
While you are at it, check their online reviews on Google, the Better Business Bureau, and Angi. Look for patterns in reviews, not just the overall star rating. Consistent mentions of good communication, clean job sites, and honoring timelines are green flags. Patterns of missed deadlines, hidden charges, or poor cleanup are red flags that no amount of apologetic responses can erase.
5. What Happens If Something Goes Wrong After Installation?
Every roofing project carries some risk of post-installation issues — a wayward nail that causes a slow leak, a tile that cracks during settling, or a flashing seal that fails prematurely. What matters is how your contractor handles these situations. Ask about their callback process: How quickly do they respond to warranty calls? Is there a dedicated service team, or will you be competing with new-project sales calls for attention?
A contractor who hesitates on this question or gives vague answers is revealing how they will treat you after they have your money. The best contractors have formal warranty service programs with guaranteed response times and dedicated service crews separate from their installation teams.
Bonus: What Should a Fair Estimate Look Like?
A professional roofing estimate should be a detailed, line-item document — not a single lump-sum number on a napkin. It should specify the roofing material by manufacturer and product name, the underlayment system, flashing details, ventilation components, the number of layers to be removed, debris disposal, permit fees, and the total installed price. If an estimate does not break down the scope of work in detail, you cannot fairly compare it against competing bids.