Quick Checklist: Before You Hire a Roofer
- 1. Valid NJ Home Improvement Contractor license
- 2. General liability + workers' comp insurance (current)
- 3. Physical business address (not just a PO box)
- 4. Written estimate with detailed scope and materials
- 5. Written warranty (workmanship + material)
- 6. Positive online reviews (Google, BBB)
- 7. References you can actually call
- 8. No pressure to sign immediately
In This Guide:
A roof replacement is one of the most expensive home improvement projects you will ever take on. The contractor you choose determines whether that $10,000–$25,000 investment lasts 30 years or starts leaking in three.
Unfortunately, the roofing industry attracts its share of bad actors — unlicensed handymen, storm chasers who disappear after collecting payment, and contractors who cut corners invisible to homeowners until problems surface years later. This guide arms you with the knowledge to avoid them.
Whether you need a full replacement or a roof repair, these principles apply. Take 30 minutes to vet your contractor properly and you could save yourself years of headaches.
Why Choosing the Right Roofer Matters
The difference between a well-installed roof and a poorly-installed one is not always visible on day one. It shows up over time:
Proper Nailing Patterns
Each shingle requires 4–6 nails in specific positions. Too few nails or nails placed too high means shingles blow off in the first windstorm. You cannot see nail placement after installation. Most warranty claims for wind damage are caused by improper nailing, not defective shingles.
Underlayment and Ice Shield
NJ code requires ice and water shield along eaves and valleys. Cutting corners here saves a few hundred dollars but leads to ice dam leaks that cause thousands in interior damage. You cannot verify proper underlayment installation after shingles are on.
Flashing Details
Most roof leaks originate at flashing points: chimneys, walls, vents, and valleys. Proper flashing takes skill and time. Inexperienced contractors often caulk over problems instead of doing proper step flashing — a fix that fails within 2–3 years.
Ventilation
Proper attic ventilation extends roof life by 5–10 years. It prevents moisture buildup in winter and reduces heat buildup in summer. Some contractors skip ventilation improvements to save time, costing you years of roof life.
10 Things to Check Before Hiring a Roofing Contractor
1. NJ Home Improvement Contractor License
New Jersey law requires all home improvement contractors to register with the Division of Consumer Affairs. Ask for the contractor's HIC registration number and verify it online. This is non-negotiable — hiring an unregistered contractor means you have no legal recourse if things go wrong, and your homeowner's insurance may not cover damage from unlicensed work.
2. Insurance (General Liability + Workers' Comp)
Ask for certificates of insurance and verify they are current. General liability protects your property if the crew causes damage. Workers' compensation protects you from liability if a worker is injured on your property. Without workers' comp, you could be sued if someone falls off your roof. Request that the insurance company add you as a certificate holder so you are notified if coverage lapses.
3. Physical Business Address
A legitimate roofing company has a real business address — not just a PO box or cell phone number. Drive by if you can. A physical location means the company is invested in the community and cannot simply vanish after your check clears. R&E Roofing operates from 573 Valley Street, Orange, NJ — you are welcome to visit anytime.
4. Written, Detailed Estimate
A professional estimate should specify: material brand and product line, underlayment type, ice and water shield locations, flashing scope, tear-off included (yes/no), number of plywood sheets included for deck repair, cleanup method, timeline, and total cost. Vague estimates like “$12,000 for a new roof” with no details are a red flag.
5. Written Warranty (Workmanship + Materials)
You should receive two warranties: the manufacturer's warranty on materials (typically 25–50 years) and the contractor's workmanship warranty (varies widely). A workmanship warranty under 5 years suggests low confidence in their own work. R&E Roofing provides a 25-year workmanship warranty because we stand behind our installation quality.
6. Online Reviews and Reputation
Check Google reviews, BBB rating, and Yelp. Look for patterns in reviews, not just the star rating. A company with 100 reviews averaging 4.5 stars is more trustworthy than one with 10 perfect reviews. Pay attention to how the company responds to negative reviews — professional responses to complaints indicate accountability. Check our customer reviews to see what homeowners say about working with R&E Roofing.
7. References from Recent Local Projects
Ask for 3–5 references from projects completed in the last 12 months, preferably in your area. Actually call them. Ask about the crew's professionalism, whether the job finished on time and budget, how cleanup was handled, and whether there have been any issues since completion.
8. Manufacturer Certifications
Major shingle manufacturers (GAF, Owens Corning, CertainTeed) offer certification programs for contractors who meet training and performance standards. Certified contractors can offer enhanced manufacturer warranties that cover both materials and labor. Non-certified installers can only offer the basic material warranty.
9. Permit Handling
The contractor should pull all necessary permits. If a contractor asks you to get the permit yourself, walk away — they may be unlicensed or trying to avoid inspection. Permits ensure the work meets NJ building code, and the town inspector provides an independent quality check that protects you.
10. Payment Terms
NJ law limits deposits to one-third of the contract price or the cost of special-order materials, whichever is less. Never pay the full amount before work is complete. A reasonable structure is 10–33% deposit, with the balance due upon completion and your satisfaction. Never pay cash without a receipt, and never make the check payable to an individual rather than the business.
Red Flags: When to Walk Away
The following signs indicate a contractor you should avoid:
- XDoor-to-door solicitation after a storm. “Storm chasers” travel from state to state following severe weather, do quick work, and leave before problems surface. They are usually gone when you need warranty service.
- XPressure to sign today. Legitimate contractors do not need high-pressure tactics. If they say the price is “only good today,” the price will still be available tomorrow.
- XCash-only or full payment upfront. Professional companies accept checks, credit cards, and financing. Demanding cash upfront is a major red flag.
- XNo written contract. Verbal agreements are unenforceable and a sign of an unprofessional operation.
- XPrice dramatically lower than other quotes. If one bid is 30–50% below the others, something is being left out: cheaper materials, fewer nails, no ice shield, unlicensed labor, or no insurance.
- XOffers to waive your insurance deductible. This is insurance fraud and illegal in NJ. Contractors who offer this are willing to cut other legal and ethical corners too.
- XNo physical address or website. If you cannot find the company outside of a phone number, there is no accountability.
Questions to Ask Before Hiring a Roofer
Ask these questions during the estimate process. A good contractor will answer all of them confidently and without hesitation:
What is your NJ Home Improvement Contractor registration number?
Can I see your certificate of insurance (general liability + workers' comp)?
Who will actually be doing the work — your own crew or subcontractors?
What brand and product line of shingles will you use?
Will you install ice and water shield, and where?
What type of underlayment will you use?
Is a full tear-off included, or are you roofing over the existing layer?
How many sheets of replacement plywood are included if deck damage is found?
What is your workmanship warranty, and what does it cover?
Who pulls the building permit?
What is the payment schedule?
How will you protect my landscaping and property during the work?
What happens if rain is forecast during the project?
Can you provide 3-5 references from recent local projects?
For even more detail, read our complete guide to questions to ask before hiring a roofer.
What to Expect from the Roofing Process
Knowing what a professional roofing project looks like helps you evaluate whether your contractor is doing the job right:
Inspection and Estimate
A thorough contractor inspects your roof from the ground and up close, checks the attic for ventilation and moisture signs, measures roof area, and identifies complications. This takes 30–60 minutes for a proper assessment. A 5-minute “inspection” from the driveway is inadequate.
Written Proposal
You receive a detailed written estimate specifying all materials, scope of work, timeline, cost, and warranty terms. Take time to read it carefully and compare with other quotes.
Permit and Scheduling
The contractor pulls permits and schedules the work, usually 1–3 weeks out depending on season and weather. You are notified of the start date and given preparation instructions (move cars, secure outdoor items).
Installation Day(s)
Crew arrives early (usually 7–8 AM), protects your property, performs tear-off, inspects decking, installs underlayment and new roofing, and performs magnetic sweep for nails. Most homes take 1–3 days.
Final Walkthrough and Payment
The contractor walks you through the completed work, answers questions, and provides warranty documentation. Town inspection is scheduled. Final payment is made upon your satisfaction with the work.
Why Essex County Homeowners Choose R&E Roofing
We wrote this guide to help you find the best contractor for your project, even if it is not us. That said, here is what we bring to the table:
26+ Years in Essex County
We are not storm chasers or a franchise. We have been roofing Essex County homes since 2000 and plan to be here for decades more.
Licensed and Fully Insured
NJ Home Improvement Contractor registered with full general liability and workers' compensation coverage. We provide certificates on request.
Own Crews, Not Subcontractors
Our trained employees do the work. We do not hand your project off to a subcontractor we barely know.
25-Year Workmanship Warranty
We back our work with one of the longest workmanship warranties in the area because we are confident in our installation quality.
Honest Assessments
If your roof only needs a repair, we will tell you. We do not upsell replacements when a $500 fix will solve the problem.
Transparent Pricing
Detailed written estimates with no hidden fees. The price we quote is the price you pay, unless you approve additional work in writing.
See what our customers say on our reviews page, or learn more about our company.
Our Essex County Service Area
R&E Roofing serves homeowners and businesses throughout Essex County. Click your town for local roofing information:
Frequently Asked Questions About Hiring a Roofer in NJ
How do I find a good roofer in New Jersey?
Start with personal referrals from neighbors, friends, or family. Check online reviews on Google and the BBB. Verify the contractor has a valid NJ Home Improvement Contractor (HIC) license. Get at least 3 written quotes and compare scope, materials, and warranty details, not just price.
What license does a roofer need in NJ?
New Jersey requires all home improvement contractors (including roofers) to register with the NJ Division of Consumer Affairs and hold a Home Improvement Contractor (HIC) license number. You can verify any contractor's license at the NJ Division of Consumer Affairs website. Never hire a roofer without this license.
How much should I pay upfront for a roofing job?
Never pay more than one-third of the total cost upfront or the cost of materials, whichever is less. NJ law limits deposits to these amounts. A reputable contractor will accept a reasonable deposit (10-33%) with the balance due upon completion. Never pay the full amount before work begins.
Should I get multiple roofing quotes?
Yes, always get at least 3 written quotes from licensed contractors. Make sure each quote covers the same scope of work so you can compare fairly. The cheapest quote is not always the best value. Look at the details: material brand and quality, warranty terms, included work (tear-off, ice shield, etc.), and cleanup.
What warranty should I expect from a roofer?
Look for two separate warranties: a manufacturer's material warranty (typically 25-50 years for shingles, covering defects) and a workmanship warranty from the contractor (5-25 years, covering installation errors). The workmanship warranty is only as good as the contractor behind it, which is why choosing an established company matters.
How do I know if a roofer is scamming me?
Red flags include: demanding full payment upfront, no written contract, pressure to sign immediately, offering drastically lower prices than competitors, no physical business address, no license number provided, asking you to pull the permit yourself, and refusing to provide references. If something feels off, trust your instincts.
Is it better to hire a local roofer or a national company?
Local roofers are generally the better choice. They know local building codes, have established relationships with permit offices, understand NJ-specific weather challenges, and are invested in their local reputation. National chains and storm-chasers may offer lower prices but often use subcontractors and may not be available for warranty claims years later.
What should a roofing contract include?
A complete roofing contract should include: detailed scope of work, material specifications (brand, model, color), total price and payment schedule, start and estimated completion dates, permit responsibility, cleanup requirements, warranty terms (both material and workmanship), and the contractor's NJ HIC license number.
Ready to Talk to a Contractor You Can Trust?
Get a free, no-pressure estimate from R&E Roofing. We will inspect your roof, explain what we find, and give you a detailed written quote. Whether you hire us or not, you will walk away more informed about your roof.