What to consider when replacing a roof

A roof replacement is a major home project. Looking beyond the total price can help you compare estimates based on a similar scope of work and understand what each contractor plans to include.

If you aren’t sure whether your roof needs repairs or a full replacement, consider asking a qualified roofing professional to evaluate its age, condition and extent of damage. You can also review these roof maintenance tips and signs of roof damage before requesting estimates.

Roof replacement checklist

Before moving forward with a roof replacement, consider these steps:

• Compare written estimates: Compare multiple estimates based on a similar scope of work.
• Choose roofing material: Consider the home, climate, local requirements, maintenance needs and budget.
• Review product ratings: Compare available impact, fire and wind-resistance ratings.
• Check the contractor: Verify the company’s business information, insurance, references and licensing or registration where required.
• Confirm the project scope: Review plans for tear-off, decking, underlayment, flashing, drip edge, ventilation, permits and inspections.
• Plan for added work: Ask how unexpected repairs or changes may be documented, approved and priced.
• Review the contract: Check the schedule, payments, warranties, property protection and cleanup responsibilities.
• Prepare the property: Ask what needs to be moved, protected or kept clear before work begins.
• Consider possible storm damage: If an insurance claim may be involved, consider contacting your insurance company before permanent repairs begin.

What affects a roof replacement estimate

Roof replacement estimates may vary because contractors don’t always include the same materials, responsibilities or work. Comparing the details can provide more context than comparing only the total price.

Factors that may affect a roof replacement estimate include:

• Roof design: size, height, pitch, shape, accessibility and number of slopes.
• Roofing material: product type, manufacturer, product line and quantity.
• Tear-off and disposal: removal of existing roofing layers, hauling and disposal.
• Decking repairs: repair or replacement of damaged roof decking or sheathing.
• Roofing components: underlayment, water barriers, flashing, drip edge and ventilation.
• Roof openings: work around chimneys, skylights, vents and other penetrations.
• Connected work: gutters or other components included in the project.
• Local requirements: permits, inspections and building-code requirements.
• Labor: local labor costs and the time needed to complete the work.

Ask each contractor to identify the proposed products, labor, tear-off, disposal, permit fees and process for pricing additional repairs.

A lower estimate could reflect different products, responsibilities or a different scope of work. Ask the contractor to explain major differences before choosing a proposal.

Types of roofing materials

Roofing materials vary in appearance, weight, maintenance needs, performance ratings and installation requirements. Ask about the exact product’s testing, installation instructions and warranty before making a selection.

Roofing products vary by manufacturer. Ask about the requirements and warranty for the specific product being proposed.

If hail is a concern where you live, you may also want to compare impact-resistant roofing materials. Homeowners considering metal roofing can review the pros and cons of metal roofs.

Roof ratings to compare

Roof ratings can help you compare how products performed in standardized testing. A rating doesn’t mean the roof is damage-proof. Product selection, installation, roof design and local building requirements also matter.

For asphalt shingles, common ratings include:

The Asphalt Roofing Manufacturers Association’s roofing test standards explain that laboratory testing can help compare products but doesn’t reproduce every condition a roof may experience. Installation that follows the manufacturer’s instructions also matters.

Ask the contractor which standards and classifications apply to the exact product being installed and whether the product and installation meet applicable local requirements.

Questions to ask a roofing contractor

Use these questions to evaluate who may complete the project. Before signing an agreement, you can also review ways to help protect yourself from contractor fraud.

Consider asking:

• Business information: What is the company’s legal business name, physical address and phone number?
• Licensing or registration: Are you licensed or registered where required by state or local law?
• Insurance: Can you provide current proof of applicable liability and workers’ compensation insurance?
• References: Can you provide recent local references for similar roof replacement projects?
• Employees or subcontractors: Who may complete the work?
• Material experience: Do you regularly install the roofing material being proposed?
• Project supervision: Who may supervise the work and serve as the main contact?
• Permits and inspections: Who may obtain required permits and schedule inspections?

Be cautious about pressure to sign immediately, requests for full payment before work begins or a refusal to provide written terms.

What to look for in a roof replacement contract

Once you select a contractor, review the written agreement carefully. The contract records the work, products and terms accepted by both parties.

A roof replacement contract may include:

• Contractor and project information: legal business name, physical address, contact information, project address and license number where applicable.
• Scope and products: exact roofing products, quantities, labor and installation specifications.
• Removal and disposal: whether existing roofing may be removed and who is responsible for hauling away debris.
• Decking or sheathing: how damage may be identified, documented, approved and priced.
• Roofing components: underlayment, water barriers, flashing, drip edge and ventilation.
• Roof openings: work around chimneys, skylights, vents and other penetrations.
• Permits and inspections: who may obtain them and whether related fees are included.
• Schedule and weather: estimated start and completion dates and procedures for weather delays.
• Payments and changes: deposit, progress payments, final payment and the written change-order process.
• Property protection and cleanup: plans for gutters, siding, landscaping, driveways, debris removal and the final walkthrough.
• Warranties and records: product and workmanship warranty terms, exclusions, final invoice, permits and product information.

A manufacturer warranty may apply to certain roofing-product defects. A contractor or workmanship warranty may apply to certain installation issues. Review the duration, exclusions, registration requirements, transfer terms and claim process for each.

Contract requirements can vary by state and local law. Review the entire agreement and ask about anything that is unclear before signing.

How to prepare for and finish a roof replacement

Roofing work can involve noise, vibration, falling debris and temporary material storage. Ask the contractor for preparation instructions that apply to the project.

Before work begins

Consider these preparation steps:

• Move vehicles and belongings: Relocate vehicles, patio furniture and other outdoor items away from the work area.
• Plan for children and pets: Keep them away from materials, equipment and active work areas.
• Protect indoor belongings: Secure fragile wall decorations and cover belongings stored in the attic.
• Confirm access: Discuss gates, electrical access, parking, material delivery and dumpster placement.
• Identify property features: Point out sprinkler heads, septic components, lighting and other items the crew may need to avoid.
• Take photos: Photograph the home, landscaping and nearby property before work begins.

After installation

Consider these project closeout steps:

• Review the completed work: Complete a final walkthrough with the contractor. Avoid climbing onto the roof and ask for photos of areas that can’t be viewed safely from the ground.
• Check the cleanup: Confirm that debris and loose fasteners have been removed.
• Collect project records: Obtain the final paid invoice, permits, inspection records, product information, warranties and project photos.
• Confirm warranty contacts: Ask who to contact and what documents may be needed if a concern develops.
• Store the records: Keep the documents with other home maintenance and improvement information.

Roof replacement after storm damage

If wind, hail or another event damaged your roof and you plan file an insurance claim, contact your insurance company before authorizing permanent repairs. When it is safe to do so, consider reasonable temporary steps to help prevent additional damage. These may include moving belongings away from leaks, placing containers under dripping water or having exposed areas covered with a tarp. If a temporary repair requires roof access, consider hiring a qualified roofing professional.

Photograph the damage before making temporary repairs when possible. Save receipts for repair materials or labor and keep estimates, contracts and other claim records. Limit the work to temporary protection until the damage can be assessed or your insurance company provides further guidance.

Coverage depends on the policy terms, cause of loss and circumstances. How homeowners insurance relates to maintenance and home repairs needs to be evaluated under the applicable policy.

After the project, keep the final invoice, permits, warranties and product information. Then review how a new roof may affect homeowners insurance and contact your insurer or State Farm agent with questions about your policy. Continue regular roof maintenance to help monitor its condition over time.