Hiring a roofer: repair or replace, insurance claims, warranties and storm chasers

Roofing is one of the trades where homeowners have the least ability to check the work. Most people cannot safely get up there, the problem may not show until the next heavy rain, and a lot of roofing business arrives in a rush after storms. That makes the hiring process more important than usual. This guide covers repair versus replacement, what a good inspection looks like, insurance claims, the different kinds of warranty, storm chasers, and the extra steps for re-roofs in the UK.

Repair or replacement

Not every leak needs a new roof, and not every roofer will tell you that. A repair usually makes sense when the damage is limited to one area, such as a few slipped or broken tiles, a failed section of flashing around a chimney, or a cracked valley. A replacement is more likely when:

• Leaks keep returning in different places after repairs
• Large areas of tiles, slates or shingles are cracked, curling, losing granules or sliding
• The roof deck, battens or felt underneath have rotted or failed
• There is visible sagging, which can point to a structural problem
• The covering is near the end of its expected life for that material

If one roofer recommends a full replacement and another says a repair will do, ask each to explain exactly what they saw and to show you photos. The difference is often in what they think the underlying layers look like, and that is a fair question to press on.

What a good inspection looks like

A proper roof inspection takes time. The roofer should look at the covering, flashings, valleys, ridge, gutters and, where possible, the loft or attic from the inside, looking for daylight, damp, staining and condensation. Many roofers now use drones or pole cameras for parts they cannot safely reach.

Be wary of a roofer who comes down after a few minutes with a long list of urgent problems and no photos.

Licences, insurance and permits

The general checks in how to vet a builder apply to roofers too. A few points are specific to roofing.

• US. Some states license roofing contractors specifically, some include roofing in a general contractor licence, and some leave it to cities or counties. Check with your state licensing board and your local building department. Many areas require a permit for a re-roof, and the roofer should pull it.
• UK. There is no compulsory licence for roofers. Look for TrustMark registration or membership of a roofing trade body, and check it on the organisation's own website.
• Canada and Australia. Requirements vary by province, territory and state. In parts of Australia, roof plumbing such as gutters and flashings is licensed work. Check with the local regulator.
• Insurance everywhere. Roofing is high-risk work. Ask for proof of liability insurance and, in the US, workers' compensation, and make sure it is current.

Re-roofing in the UK: scaffolding and Building Control

Scaffolding. Most roof work in the UK needs scaffolding for safe access. Check the quote says whether scaffolding is included, who provides it, and how long it is allowed to stay up before extra hire charges start. If the scaffold goes on a pavement or road, a licence from the council is usually needed; the scaffolder normally applies, but confirm it. Ask how the scaffold will be secured against intruders while it is up.

Building Control. Replacing a large part of a roof covering can count as building work under the Building Regulations. The rules can require the insulation to be upgraded, and a heavier covering may need the structure checked. A roofer registered with a competent person scheme for roofing can self-certify the work and arrange the certificate; otherwise Building Control needs to be involved. Ask the roofer which applies, and keep the certificate for when you sell. If your home is listed or in a conservation area, changing roofing materials may also need consent from the planning department.

Insurance claims

If the damage came from a storm, a fallen tree or another sudden event, your home insurance may cover some or all of it. Wear and tear usually is not covered.

1. Take photos of the damage and any debris as soon as it is safe.
2. Arrange a temporary repair, such as a tarp, if water is getting in, and keep the receipt.
3. Tell your insurer before committing to major work.
4. Get your own roofer's written assessment. The insurer's assessor or adjuster works for the insurer.
5. Read anything a roofer asks you to sign carefully. Some agreements hand control of your claim, and payments, to the contractor. In the US this may be called an assignment of benefits.

In the US, a roofer who offers to "cover" or "waive" your deductible is a warning sign. It can amount to insurance fraud and is illegal in some states.

Storm chasers

After hail or high winds, crews often arrive from outside the area, knock on doors and offer free inspections. Some do decent work, but many are gone by the time a problem shows, which leaves the workmanship warranty worthless. Warning signs include:

• No local address or a recently set up local office
• Pressure to sign on the spot, or "we are only in the area this week"
• Asking for a large deposit or your insurance cheque up front
• Out-of-area vehicle plates and no local references
• Pointing out damage you cannot verify from the ground

If you signed at your door, you may have a right to cancel. See contractor red flags for how cancellation rights work in each country.

Warranties: manufacturer vs workmanship

A roof usually comes with two separate kinds of cover, and it pays to know which is which.

• Manufacturer warranty. This covers defects in the materials, such as shingles, tiles or membranes, and comes from the maker. It usually does not cover poor installation. Some manufacturers offer extended warranties only if a certified installer fits a complete system and registers it. Ask for the registration paperwork.
• Workmanship warranty. This comes from the roofer and covers how the roof was installed. It is only as good as the business behind it. Ask how long it lasts, what it covers, and what happens if the company closes. In the UK, ask whether the guarantee is insurance-backed, which means it can still be honoured if the firm stops trading.

Get both in writing, and keep them with your invoice and any certificates.

Questions to ask before you sign

Then compare quotes using the method in getting quotes.