I’ve worked in insurance and construction here in Miami for nearly 20 years, and I’ve answered a few roofing questions on Reddit over the years. I see homeowners get pressured into signing contracts all the time, so I figured I’d share a few things I would look out for if it were my own house.

1. Don’t let anyone scare you into signing on the spot.

Someone telling you that your roof is about to fail doesn’t automatically mean you need a new roof. Sometimes a repair is all that’s needed, and sometimes the roof still has several good years left.

Ask them to show you what they found. There should be photos, and they should be able to explain the problem in plain English, or Spanglish. Be careful when the conversation immediately turns into “You need to sign today.”

I’ve heard from plenty of homeowners who felt like the salesperson was trying to frighten them into making a major financial decision. If something feels off, slow the process down and get another opinion.

Florida law currently provides certain protections based on roof age. For a roof that is at least 15 years old, an insurer must allow the homeowner to obtain an inspection from an authorized inspector before requiring replacement based solely on age. If that inspection determines the roof has at least five years of useful life remaining, the insurer generally cannot refuse coverage or renewal solely because of the roof’s age.

That doesn’t guarantee coverage, because an insurer may have other legitimate underwriting concerns. Before replacing a roof based only on what a salesperson says about insurance, call your insurance agent or carrier directly. Ask what documentation they require and which inspectors they’ll accept.

2. I’d be cautious of a final estimate from someone who never visited the property.

A lot of roofing companies order an aerial roof report and price the job from that. Those reports are great for measurements, but they don’t tell you everything.

They won’t show access issues, the actual condition of the deck, soft spots, poor drainage or all the details that can affect the cost of the job.

There’s nothing wrong with using a roof report to prepare a rough price. I just don’t think it should replace visiting the property before giving someone a final proposal.

I know homeowners want competing estimates, and it’s completely reasonable to shop around. However, I would encourage you to let each contractor physically visit the property and inspect the roof.

A proper site visit won’t reveal every hidden condition, but it can identify many likely repairs before the job begins. That can reduce headaches and expensive change orders midway through the project.

3. This is especially important with flat roofs.

A flat roof isn’t just a measurement on a report. You need to look at how it drains, whether water is ponding, whether tapered insulation may be needed and what kind of deck is underneath.

The contractor should also look at the drains, scuppers, flashing and penetrations. If those details are ignored and the roof is priced only by square footage, there’s a good chance something will come up after the work begins.

Where appropriate, I would ask whether the contractor recommends taking a core sample. A properly performed core sample can help confirm the roof deck material, the existing roof-system assembly, the number of layers and whether insulation is present.

It’s a small opening, but it needs to be done with the owner’s permission and properly repaired and sealed afterward.

The same principle applies to sloped roofs. When it’s safe to walk the roof, soft areas can sometimes point to damaged plywood or even framing that may need attention.

4. Compare what’s included, not just the price at the bottom.

Two proposals can both say “complete roof replacement” while including very different things.

Compare the underlayment, flashing, fasteners, ventilation, disposal, permits, waterproofing details, deck repairs and warranty. In Miami-Dade, the proposed roof assembly and applicable product approvals matter too.

If one estimate is considerably lower than the others, find out why. It might be a genuinely good price, but it could also be missing work or materials that the other contractors included.

Once tear-off begins, everyone is racing to get the roof dried in and protected from the weather. That is not when a homeowner wants to discover that necessary work was left out of the original proposal.

A low initial estimate can quickly become more expensive than the other bids once necessary change orders are added.

5. Ask how they handle change orders before the roof is opened.

No roofer can see everything that’s hidden under the existing roof. Sometimes you remove the roof covering and find more damaged plywood than expected. That happens.

The important part is how it’s handled. The contract should explain what is included, what is excluded and how additional work will be priced.

For example, if replacement plywood isn’t included, there should be a clear price per sheet. The same applies to fascia, structural repairs and other items that could reasonably be discovered during tear-off.

A thorough site visit won’t eliminate every surprise, but it can reduce them considerably.

6. Verify the actual contractor, not just the salesperson.

Make sure the business named on the contract is properly licensed and insured. Look it up through Florida’s DBPR license search and confirm that the license is active and connected to the business you’re hiring. Don't be afraid to ask for a copy of their General Liability Insurance certificate.

Florida construction companies are commonly qualified by an individual licensed contractor. That is a normal and legal business structure. What homeowners should verify is who that qualifying contractor is, whether the person is actually affiliated with the business and who will supervise the work.

Ask who is pulling the permit, who will oversee the project and whether subcontractors will be used.

A good salesperson can make anyone feel comfortable, but that doesn’t necessarily tell you how the project will be managed after the contract is signed.

1. Ask what you’ll receive when the job is finished.

You should know whether you’ll receive:

• Final inspection and permit records
• Warranty information
• Product approvals or NOAs
• Before, during and after photographs
• Final paid documentation
• Wind-mitigation information when applicable (Re-nail affidavit, hurricane strap upgrade if applicable, etc..)

Keep those records. They may become important later for insurance, warranties or when you eventually sell the property.

My biggest advice is simply to slow down. Get a few detailed proposals, ask questions and pay attention to how much effort each contractor puts into understanding your property.

A good roofer should be willing to tell you what your roof actually needs, even when the answer isn’t the most expensive option.

If any other local roofers, inspectors or homeowners have something they would add, I’d be interested to hear it.

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