Knowing how to choose a roofing contractor matters more than knowing roofing. You do not need to judge flashing details yourself if you can judge the company, the paperwork and the payment terms. This checklist works for any roofer you are considering in Columbus, Georgia or anywhere else, including us. It leans on the Federal Trade Commission’s consumer guidance, the residential building code and the questions homeowners most often wish they had asked. It does not ask you to inspect anything on the roof yourself.
Start With the Scope, Not the Salesperson
Before you call anyone, write down what you need: a leak found and fixed, storm damage assessed, or a full replacement. A clear scope lets you compare roofers on the same job. Without it, each company quotes the job it prefers to sell, and the cheapest bid may simply describe a smaller job.
A one-paragraph scope is enough. Note where you have seen water inside, how old the roof is if you know, whether you suspect storm damage, and whether you want options for repair as well as replacement. Hand the same paragraph to every roofer.
Ask each company to inspect and then put its findings in writing, with photos. A written finding is something you can compare, show an insurer or hand to a second roofer for an opinion. A verbal “you need a new roof” is not.
Where you find names matters too. The Federal Trade Commission’s guide on how to avoid a home improvement scam suggests getting “contractor recommendations from people you know and trust” and lists showing up at your door because a company is “in the area” as a scammer’s habit. Start with neighbours, friends and people who have had roof work done locally.
Written Bids From Several Roofers
Get written estimates from more than one roofer for the same scope. Several bids show you the normal price band for your roof and expose a quote that is far above or below it. The lowest bid is not automatically the best one; it may leave out tear-off, decking or underlayment that the others include.
Three bids is a common target, but the number matters less than comparability. Each bid should describe the same work in enough detail that you can line them up. If one roofer refuses to put the scope in writing, that tells you something on its own.
Allow time. A roofer who pressures you to sign at the kitchen table, or offers a price that expires today, is using a sales tactic the FTC lists as a warning sign: scammers “pressure you for an immediate decision.” A genuine emergency, such as an active leak, can justify a quick temporary repair. It rarely justifies signing a full replacement contract on the spot.
Our guide to why roofing quotes in Columbus differ so much explains the line items that move a total.
Proof of Insurance and Licensing
Ask every roofer for proof of insurance and any licence that applies to their work, then check both with the issuer. The FTC advises considering “only contractors who are licensed and insured” and asking for proof of insurance. Insurance matters if a worker is hurt or your home is damaged during the job.
In practice:
- Certificate of insurance. Ask for it to be sent directly from the insurance agent, naming you as the certificate holder. Check that the dates cover your job and that it includes general liability. Ask whether workers’ compensation is in place for the crew.
- Licences. Ask which state or local licence, if any, the company holds for the work it will do, and verify it with the agency that issued it. Which licence applies to roofing work in Columbus is a question for the Columbus Inspections and Code office; this guide does not state that rule.
- Business identity. Get a physical business address and a landline or office number, not only a mobile number and a truck.
Contract Terms Worth Getting in Writing
A good roofing contract names the work, the materials, the price, the schedule and how changes are handled. The FTC says a home improvement contract should include the contractor’s name, address, phone and licence number, estimated start and completion dates, any promises made in conversation, and a written statement of your right to cancel.
Roofing-specific items to look for, beyond the FTC’s list:
| Contract item | What to look for | Why it matters |
|---|---|---|
| Tear-off | Whether old shingles come off down to the deck, and how many layers | The Georgia code requires removal down to the deck for a replacement and bars a recover over two existing layers |
| Decking | A per-sheet price for replacing rotten decking | Rot is often hidden until tear-off; a set price avoids a mid-job argument |
| Underlayment | Product type and where self-adhered membrane goes | Two quotes can name very different layers under the same shingle |
| Flashing and vents | Whether flashing, pipe boots and vents are replaced or reused | These details are common leak points |
| Clean-up | Nail sweep, debris removal and who pays for the dumpster | Avoids nails in the driveway and disputes at the end |
| Permit | Who confirms whether a permit is needed and who pulls it | The FTC lists asking you to get the permits as a scammer’s habit |
The tear-off row comes from Section R908 of the Georgia IRC 2018, shown on UpCodes’ Georgia IRC 2018 roof assemblies chapter. A roof replacement “shall include the removal of existing layers of roof coverings down to the roof deck,” and a recover is not allowed where the roof “has two or more applications of any type of roof covering.”
The FTC also says to make sure there are no blank spaces in the contract. Fill them in or strike them out before you sign. For contract questions specific to your situation, talk to an attorney.
Payment Schedules That Protect You
Never pay the full price up front, and tie each payment to a visible stage of work. The FTC’s guidance is direct: “Don’t pay the full amount for the project up front,” and do not make the final payment until the work is done and you are satisfied. A written schedule protects both sides.
A common structure is a deposit when materials are delivered to your home, then the balance at completion after you have seen the finished roof and received the paperwork. Avoid cash-only arrangements, which the FTC lists as a warning sign, and pay by a method that leaves a record.
Two further protections are worth asking about:
- Lien waivers. If the roofer uses suppliers or subcontractors, ask for a written release showing they have been paid, so an unpaid supplier cannot pursue a claim against your home. An attorney can tell you what form that should take in Georgia.
- Financing. The FTC warns against contractors who “suggest you borrow money from a lender they know.” Arrange financing yourself if you need it.
Some states limit deposit amounts. The FTC suggests checking with your local consumer agency; confirm current Georgia rules with an attorney or the state’s consumer protection office before relying on any figure.
Warning Signs in a Roofing Pitch
Most bad roofing jobs are signalled before the contract is signed. Unsolicited visits to your door, materials “left over from another job,” cash-only terms, pressure to sign today and a request that you pull the permit are all FTC-listed warning signs. One of them is reason to slow down; several together are reason to walk away.
The FTC’s list, applied to roofing:
- A roofer knocks on your door because they are “in the area,” often right after a storm.
- They say they have materials left over from a previous job.
- They press you for an immediate decision.
- They want everything up front or only take cash.
- They ask you to get any required building permits.
- They suggest a lender they know.
Two more are specific to roofing. A roofer who will not let you see photos of the damage they claim to have found, or who climbs up uninvited, is not giving you information you can check. And an offer of a free inspection by text or phone, from a company you never contacted, deserves the same caution. Our guide on how free roof inspection scams work covers those approaches in detail.
For the storm-season version of this problem, our article comparing travelling storm crews with local roofers in Columbus looks at crews that follow the weather against established local companies.
Comparing Quotes Line by Line
Compare quotes by their line items, not their totals. Two bids for the same roof can differ by thousands because one includes a full tear-off, new underlayment, replacement flashing and a decking allowance, and the other leaves some of that out. Put them side by side and ask each roofer to explain any line you cannot match.
Lay the bids out in a simple grid with one row per item from the contract table above: tear-off and layers, decking allowance, underlayment, flashing, vents, ridge, clean-up and permit. Mark each cell “included”, “not included” or “unclear”. The “unclear” cells are your questions.
Then ask each roofer the same set of questions:
- What exactly will you remove, and down to what?
- What will you do if you find rotten decking, and at what price per sheet?
- Which underlayment and flashing products are included?
- Who confirms whether a permit is needed, and who pulls it?
- What does your workmanship warranty cover, and for how long, in writing?
A roofer who answers clearly and in writing is easier to hold to the job than one who answers “don’t worry about it.”
Warranties and Paperwork After the Job
A finished roof should leave you with paperwork: the final invoice marked paid, any lien releases, the manufacturer’s product information and the roofer’s own workmanship warranty in writing. Keep it with your home records. You will want it for future repairs, insurance questions and when you sell the house.
Two kinds of warranty usually apply. The shingle manufacturer’s warranty covers the product, under conditions set by the manufacturer. The roofer’s workmanship warranty covers the installation, under terms set by the roofer. Read both before you sign, not after. The FTC advises scepticism toward anyone who offers “exceptionally long guarantees”, so a warranty is only as useful as the company standing behind it. Our guide on how manufacturer and workmanship roof warranties differ explains what typically voids each.
Take dated photos of the finished roof from the ground, and keep the inspection report you started with. Together they show the roof’s condition at handover.
A One-Page Hiring Checklist
Use this list for every roofer you consider, including us. If a company cannot tick most of these boxes, keep looking. The aim is a written scope, written proof, a written contract and a payment schedule tied to work you can see, all before anyone starts tearing off shingles.
- Written inspection findings with photos
- Same scope given to every bidder
- Bids from more than one roofer
- Certificate of insurance sent by the agent
- Licence details verified with the issuer
- Physical business address
- Contract with start and finish dates, materials, tear-off, decking price, permit responsibility and cancellation rights
- No blank spaces left in the contract
- Payment schedule tied to delivery and completion, no full prepayment, no cash only
- Workmanship warranty in writing
- Lien releases and final paperwork at the end
If you would like a written assessment of your roof to compare against other bids, you can ask Emergency Roofing Columbus about our residential roofing work in Columbus and Muscogee County. For the bigger picture of what to do when a roof problem starts, see our guide on who to call for roof problems in Columbus.
Frequently asked questions
How can you tell a good roofer?
A good roofer puts the inspection findings, scope, materials and price in writing, provides proof of insurance from the agent, gives you time to compare bids, and does not ask for full payment up front. Recommendations from people you trust are a better starting point than a knock on the door.
What are red flags when hiring a contractor?
The FTC lists door-to-door solicitation because a company is in the area, leftover materials from another job, pressure for an immediate decision, cash-only or full upfront payment, asking you to get the permits, and steering you to a lender they know. Any one is a reason to slow down.
What to check before hiring a roofer?
Check a certificate of insurance sent by the agent, any licence the company holds with the agency that issued it, a physical business address, and a written contract covering tear-off, decking, underlayment, permit responsibility, payment schedule and your right to cancel. Compare at least two written bids for the same scope.
What are 6 questions I should ask when hiring a roofing contractor?
Ask what will be removed and down to what, how rotten decking is priced, which underlayment and flashing are included, who confirms and pulls any permit, what the workmanship warranty covers in writing, and how payments are scheduled. Ask every roofer the same six questions so the answers compare.
How to tell if a contractor is scamming you?
Warning signs include unsolicited visits to your door, pressure to sign today, demands for cash or full payment up front, refusal to put the scope in writing, no proof of insurance, and asking you to pull the permit. If several appear together, stop, and get another written bid before you commit.
How to avoid roofing scams?
Find roofers through people you trust, get written bids for the same scope, verify insurance and any licence with the issuer, never pay in full up front, and read the whole contract before signing. Be cautious with unsolicited texts, calls or visits offering free inspections, especially after a storm.