The right commercial roofing contractor will ensure your roof protects your building, it will not incur unexpected repairs, and will ensure your roof lasts for many years. If an incorrect one is selected, it may result in problems with the installation, leaks, warranty issues, delays and costs which weren’t quoted in the initial proposal.
So, how to select a commercial roofing contractor successfully?
First, consider the cost beyond. An experienced contractor should have commercial experience, insurance, a scope of work, references, understanding of roofing system and a plan to maintain the roof once complete. When comparing bids, it’s important to know, also, what each contractor is providing you.
This guide explains what to look for and which questions to ask that can help you avoid a costly mistake.
1. Look for Experience With Commercial Roofing
Commercial roofing is different from residential roofing. Commercial buildings tend to be larger in roof area, low-slope roof types, rooftop equipment, drainage issues, penetrations and business operations that must remain during construction.
Inquire if the contractor has finished work that is comparable to yours. For instance, going with a contractor that has worked with a large warehouse doesn’t necessarily mean it is the best one for an office building, retail property, industrial building, or multi-family property.
A reliable commercial roofing contractor ought to be able to clarify:
- What types of commercial buildings they have worked on
- Which roofing systems they regularly install and repair
- Whether they have worked on roofs similar to yours
- How they handle active businesses during construction
- Who will supervise the project
- Whether subcontractors will be involved
Manufacturer guidance also recommends looking for contractors with experience on projects and roofing materials similar to yours rather than relying only on the company’s overall years in business.
2. Check Licensing, Insurance, and Credentials
If you are considering hiring a commercial roofer, check the requirements necessary in your area.
Requirements for licensing vary from state to state and locality to locality. However, in Texas, the general requirement is that there is no state licensing for roofing contractors, so property owners should look for other signs of professionalism, qualifications, insurance and industry participation.
Insurance is equally important.
Ask the contractor for current documentation showing appropriate coverage. Depending on the project and applicable requirements, this may include:
- General liability insurance
- Workers’ compensation coverage
- Commercial auto coverage
- Bonding or surety coverage where applicable
Do not assume that a contractor is adequately insured simply because they say they are. Verify the documentation and make sure coverage remains valid during the project.
If you are unsure about the insurance requirements for your project, consult your insurance or legal professional.
3. Inquire About Manufacturer Certifications
For a particular roofing system or manufacturer, inquire if the contractor has the training or certification in the installation of that system.
Manufacturer certification may be beneficial, as there may be certain requirements for roofing systems. Training can also assist contractors in understanding product specifications, installations, repairs and warranties.
GAF, for instance, says that manufacturer certification programs can consider licensing, insurance, reputation and training.
But, don’t hire a contractor because of a certification.
Experience, references, insurance, workmanship, communications and quality of the proposal should be part of your evaluation, as should be a certification.
4. Request References From Other Similar Projects
While online reviews can help you narrow your list, references can provide a lot more information about what it’s like working with a contractor.
Request references from customers with projects that are comparable to yours.
If calling a reference, you might want to ask:
- Was the project completed on schedule?
- Did the final cost match the original proposal?
- How well did the contractor communicate?
- Were unexpected problems explained clearly?
- Was the job site kept organized?
- How did the contractor handle questions or concerns?
- Did the contractor respond after the project was completed?
Recent reviews can also provide useful insight into communication and customer service. But do not rely on reviews alone. A strong hiring decision should combine reviews, references, credentials, and project-specific experience.
5. Understand Which Roofing System the Contractor Recommends
A good contractor should not simply tell you what product they normally install.
They should explain why a particular roofing system makes sense for your building.
Commercial properties may use systems such as:
- TPO
- EPDM
- PVC
- Modified bitumen
- Built-up roofing
- Metal roofing
- Roof coatings
The right choice depends on factors such as the existing roof, building use, environmental exposure, drainage, maintenance expectations, budget, and long-term performance goals.
A contractor who can clearly explain the reasoning behind a recommendation gives you more information to evaluate than one who simply provides a product name and price.
6. Find Out Whether Repair, Recovery, or Replacement Is Necessary
Do not assume that every aging commercial roof needs a complete replacement.
Depending on the roof’s condition, a contractor may recommend:
- Repair
- Preventive maintenance
- Roof recovery
- Restoration or coating
- Full replacement
The appropriate solution depends on the existing roofing system, its condition, structural considerations, applicable requirements, and your long-term goals.
Ask the contractor to explain why they recommend a particular approach.
If replacement is suggested, inquire: What are the reasons for recommending replacement?
This is useful to determine if you are paying for work that is needed to be done now or if a lesser amount of work might be worth considering.
7. Get Detailed, Itemized Roofing Proposals
One of the most important steps in learning how to choose a roofing contractor is understanding the proposal.
Do not compare contractors using the final price alone.
A commercial roofing proposal should clearly explain what you are buying.
Look for details such as:
- Roofing system and materials
- Removal or tear-off requirements
- Insulation
- Flashing
- Roof penetrations
- Drainage work
- Deck repairs or exclusions
- Labor
- Cleanup
- Project timeline
- Payment terms
- Change-order procedures
- Warranty information
An itemized proposal will let both you and the contractor know that you are receiving the same proposal. Manufacturer recommendations also include reviewing several descriptions in detail, instead of just the overall price.
Compare Scope, Not Just Price
Imagine three contractors submit these bids:
- Contractor A: $70,000
- Contractor B: $82,000
- Contractor C: $88,000
The lowest bid may appear attractive, but what if Contractor A excluded deck repairs, used different materials, offered a shorter workmanship warranty, or provided a less complete scope?
The $70,000 proposal may not actually be cheaper.
8. Do Not Automatically Choose the Lowest Bid
Price matters, but it should not be the only deciding factor.
Sometimes the lowest bid is less than complete. The opposite is not necessarily true, however, as the most expensive contractor does not necessarily have the best reputation.
Rather, think in terms of the whole value.
Evaluate:
Experience + scope + material + workmanship + warranty + communication + timelines + long term value
A contractor that gives you a detailed proposal, has experience in the type of work you need done, and offers proper warranty coverage will be more valuable to you than a contractor that gives you a much lower bid, but explains it in vague terms.
Goliath Roofing Systems additionally suggests that it is better to consider the cost of the roofing system in relation to the life it’ll provide, maintenance, repair frequency and long-term performance.
9. Understand the Warranty Before You Sign
Never treat the word “warranty” as enough information.
Ask exactly what the warranty covers and who provides it.
There may be different types of coverage, including:
- Contractor workmanship warranty
- Manufacturer material warranty
- System warranty
- Repair-related coverage
Ask about:
- Warranty length
- Covered defects
- Labor coverage
- Material coverage
- Exclusions
- Maintenance requirements
- Who handles warranty claims
- What could void the warranty
Request the warranty information in writing before signing the contract.
A contractor should be comfortable explaining the warranty rather than treating it as an afterthought.
10. Ask How the Roof Will Be Maintained
Your relationship with a commercial roofing contractor should not necessarily end when installation is complete.
Routine inspections and maintenance can help identify minor problems before they develop into larger repairs. Maintenance can also help protect drainage, waterproofing, and overall roof performance.
Ask:
- How often should the roof be inspected?
- What maintenance does the system require?
- Who should perform future repairs?
- What conditions should trigger an inspection?
- Are maintenance records recommended?
- Are there warranty-related maintenance requirements?
A contractor who discusses the roof’s long-term care is showing you that the project is about more than installation day.
Consider a Local Roofing Company
A local roofing company can offer practical advantages, especially when you need ongoing service after the initial project.
A local roofing company may have the extra benefit of being able to provide you with practical services which are really of value, particularly after your initial project is completed.
Local contractors might know the local climate, and the demands of local and the nature of local roofing issues. They may also be more accessible to be inspected, maintained, and repaired if needed, or even solicit warranties.
Elevate particularly emphasizes the importance of taking local roofers into account as local knowledge can be beneficial when assessing weather patterns, building needs, and past projects.
Still, “local” should not automatically equal “qualified.”
Use location as one factor in your decision, then verify the contractor’s experience, insurance, references, proposal, and workmanship.
A Simple Commercial Roofing Contractor Checklist
Before signing a contract, make sure you can check most of these boxes:
- Relevant commercial roofing experience
- Experience with similar buildings
- Appropriate insurance verified
- Required licensing or credentials checked
- Manufacturer training or certification verified when relevant
- References reviewed
- Recent reviews checked
- Roofing system explained
- Repair, recovery, or replacement options discussed
- Detailed written proposal received
- Materials clearly specified
- Exclusions clearly identified
- Project timeline provided
- Warranty explained in writing
- Maintenance requirements understood
- Change-order process explained
- Contractor communicates clearly
If a contractor cannot give you clear answers to several of these points, consider getting another opinion before committing to the project.
Final Thoughts: How to Choose a Commercial Roofing Contractor
The best way to choose a commercial roofing contractor is to treat the decision like a business investment, not simply a search for the lowest price.
Firstly, seek out contractors who have experience with commercial work. Check insurance and qualifications. Request other project references. Know about the suggested roof system and why it is appropriate for your building. Next compare the specifics of the proposals, not just the prices.
Above all, make sure your contractor can effectively communicate with you and is willing to discuss the details of the job and the obligations you’ll have in the future.
A reputable commercial roofing company should provide you with information about your choices before you make a decision.
For any commercial roof repair, replacement, inspection or maintenance project located in the Texas Hill Country area, reach out to Hill Country Roofers to discuss your roofing needs and next steps.