How to Choose a Roofing Contractor in Florida

Choosing the right roofing contractor is arguably more important than choosing the right roofing material. A premium shingle installed poorly will fail before a budget shingle installed correctly. In Florida, where roofs face hurricanes, daily UV bombardment, and intense humidity, installation quality determines whether your roof lasts 10 years or 25.

The problem is that the roofing industry, particularly in Florida after storm season, attracts both excellent professionals and outright scam artists. Pinellas County sees an influx of out-of-state crews after every major storm, many of whom disappear before warranty claims can be filed. Homeowners who hire the wrong contractor end up paying twice: once for the bad job, and again to have it fixed.

This guide gives you a systematic process for vetting roofing contractors in Florida. Follow every step. Skipping any of them increases your risk of hiring someone who will cost you money, time, and stress.

Step 1: Verify the Florida Roofing License

Florida requires all roofing contractors to hold a state-issued license. This is not optional, and it is not negotiable. An unlicensed contractor cannot legally pull permits, cannot provide enforceable warranties, and leaves you exposed to liability if a worker is injured on your property.

CCC vs. CRC: Understanding Florida Roofing License Types

Both license types are valid for work in Pinellas County, as long as a CRC holder is registered here. The key difference is scope: a CCC holder has passed the state-level exam and can work in any Florida county. A CRC holder has registered with specific counties and is limited to those areas.

How to Verify a License on DBPR

• Step 1: Go to myfloridalicense.com (the Florida Department of Business and Professional Regulation website).
• Step 2: Click "Verify a License" or use the search tool.
• Step 3: Search by the contractor's name, business name, or license number.
• Step 4: Confirm the license status shows "Current" and "Active."
• Step 5: Check for any disciplinary actions, complaints, or license restrictions.
• Step 6: For CRC licenses, confirm that Pinellas County is listed as a registered county.

If a contractor cannot provide a license number that checks out on DBPR, do not hire them. Period. No exceptions. This is your single most important protection against fraud and poor workmanship.

Red Flags During License Verification

• License shows "Inactive," "Delinquent," or "Null and Void"
• License number belongs to a different person or company than who you are dealing with
• Contractor provides a general contractor (CGC) license instead of a roofing-specific (CCC/CRC) license
• Multiple disciplinary actions or complaints on file
• License was recently issued (less than 1 year) with no prior history in your area

Step 2: Verify Insurance Coverage

A licensed contractor with inadequate insurance exposes you to significant liability. If an uninsured worker falls off your roof and is injured, you can be held financially responsible. If an uninsured contractor damages your property or a neighbor's property during the work, you may have no recourse.

Required Insurance Types for Florida Roofing Contractors

How to Properly Verify Insurance

Do not accept a photocopy or PDF of an insurance certificate from the contractor. Certificates can be altered, forged, or expired. Instead:

• Ask the contractor to have their insurance carrier send you a Certificate of Insurance (COI) directly.
• Call the insurance carrier's verification phone number listed on the certificate to confirm the policy is active and in force.
• Verify the policy effective dates cover the period during which your work will be performed.
• Confirm the named insured matches the company name on the contract and license.
• Request to be added as an "additional insured" on their general liability policy for the duration of your project. Reputable contractors will accommodate this.

Step 3: Evaluate Experience and Reputation

A valid license and current insurance are baseline requirements, not indicators of quality. To assess quality, you need to evaluate the contractor's track record in your area.

Key Reputation Indicators

• Years in business in Pinellas County: Look for at least 5 years of continuous operation in the local market. Longevity indicates financial stability and a track record of satisfied (or at least not litigious) customers. Be wary of companies that rebrand frequently, as this can be a strategy to shed negative reviews.
• Google Reviews: Check their Google Business profile. Look at both the overall rating and the total number of reviews. A 4.8 rating with 200 reviews is more reliable than a 5.0 rating with 8 reviews. Read the negative reviews carefully. How the company responds to complaints reveals more about their character than their positive reviews.
• BBB Rating: Check the Better Business Bureau for the company. The BBB rating reflects complaint resolution rather than quality of work, but a pattern of unresolved complaints is a serious warning sign. Also check for any government actions listed on their profile.
• References: Ask for 5 to 10 references from jobs completed in the past 12 months. Contact at least 3. Ask them: Was the work completed on schedule? Were there unexpected costs? How was the cleanup? Would you hire them again?
• Physical business address: Verify the company has a physical office or warehouse in or near Pinellas County. A P.O. Box alone is a warning sign. Drive by the address to confirm it is a real business location. After storms, some "contractors" operate from hotel rooms or rental trucks.

Local vs. Out-of-State Contractors

This is not to say every out-of-state contractor is bad. Some national companies do excellent work. But the risks are higher, and your ability to hold them accountable is lower. If you are considering a non-local company, double your diligence on every other step in this guide.

Step 4: Get and Compare Written Estimates

Get written estimates from a minimum of 3 licensed contractors. A verbal estimate is worthless. A handwritten number on a business card is almost as worthless. You need a detailed, written proposal that specifies exactly what you are paying for.

What a Proper Roofing Estimate Must Include

• Contractor's license number (CCC or CRC) printed on the estimate
• Detailed scope of work: Tear-off of existing material (number of layers), decking inspection and replacement as needed (price per sheet), new underlayment type and specification, new roofing material (brand, product line, color), flashing replacement, ridge vent or ventilation work, drip edge, pipe boot replacement, cleanup and haul-away
• Material specifications: Not just "architectural shingles" but the specific brand, product name, and warranty tier (for example, "GAF Timberline HDZ, Charcoal, Lifetime Limited Warranty")
• Total price broken down by materials, labor, permits, and any separate line items
• Payment schedule: Amount due at signing, at material delivery, at completion, and any holdback period
• Timeline: Estimated start date and completion date
• Permit responsibility: The estimate should state that the contractor will obtain all required building permits
• Warranty details: Both the manufacturer material warranty and the contractor's workmanship warranty, with terms and duration specified

For a complete breakdown of what to expect in an estimate, see our roofing estimate guide.

How to Compare Estimates Fairly

The cheapest estimate is rarely the best value. When comparing 3 estimates, use this framework:

If one estimate is dramatically lower than the others, be skeptical. Either they are using inferior materials, skipping steps, planning to add change orders during the project, or underqualified and trying to win the job on price alone. For Pinellas County pricing benchmarks, see our roof replacement cost guide for Florida.

Step 5: Understand Contract Requirements

Once you select a contractor, you will sign a contract. In Florida, roofing contracts carry specific legal requirements. Do not sign a contract that does not include these elements.

Florida Roofing Contract Must-Haves

• Contractor's full legal business name and license number
• Physical business address (not just a P.O. Box)
• Detailed description of work matching the accepted estimate
• Total contract price with payment schedule
• Start date and estimated completion date
• Statement that the contractor will obtain all required permits
• Material specifications (brand, product, color, warranty tier)
• Change order process: Any changes to scope or price must be agreed to in writing before the work is performed
• Warranty terms: Manufacturer warranty details and contractor workmanship warranty duration
• Lien waiver provision: Contractor provides a final lien waiver upon receipt of final payment, protecting you from subcontractor or material supplier claims
• Cancellation clause: Florida's Home Solicitation Sale Act gives you 3 business days to cancel a contract signed at your home. This right must be disclosed in the contract.
• Cleanup responsibility: Contract should specify that the contractor is responsible for cleanup and debris removal including nail sweeping.

Contract Clauses to Watch Out For

• "Price subject to change" without defined conditions: A vague escalation clause allows the contractor to increase the price for any reason. Acceptable escalation clauses are tied to specific material price increases and require your written approval.
• Assignment of Benefits (AOB): Following Florida's 2022 insurance reform, AOB clauses in roofing contracts are heavily restricted. Be cautious of any contractor asking you to sign over your insurance benefits.
• Mandatory arbitration with their chosen arbitrator: This removes your ability to take disputes to court and tilts the process in the contractor's favor.
• Penalty clauses for delays caused by weather: In Florida, weather delays are common and expected. A contract should not penalize you for weather-related schedule changes.

Step 6: Understand the Permit Process

Every roof replacement in Pinellas County requires a building permit. The contractor, not the homeowner, should pull this permit. A contractor who asks you to pull your own permit or suggests skipping permits entirely is either unlicensed, incompetent, or planning to cut corners that would not pass inspection.

What the Permit Ensures

• The work is reviewed against current Florida Building Code requirements
• A building inspector verifies the installation at critical stages
• The completed work is documented in public records, which protects your property value and insurance eligibility
• The contractor is accountable because their license is tied to the permit

Pinellas County building permits are searchable online. After your contractor pulls the permit, verify it exists in the county system. After the job is complete, verify the final inspection passed. An open permit (work done but not inspected) can cause problems when you sell your home or file an insurance claim. For details on the permit process, see ourFlorida roofing permit guide.

Step 7: Know How to Spot Storm Chasers

After every hurricane or major storm in Pinellas County, out-of-state "storm chasers" arrive in force. They go door-to-door, often within hours of the storm passing, offering to inspect roofs and file insurance claims. Some are legitimate disaster response contractors. Many are not.

Storm Chaser Warning Signs

• Door-to-door solicitation immediately after a storm: Legitimate local contractors are busy with their existing customers. They are not going door-to-door looking for new ones.
• Out-of-state license plates on vehicles: Check the license plates on their trucks and trailers. If they are from Texas, Ohio, or the Carolinas, they may be following the storm.
• Offer to cover your insurance deductible: This is a felony in Florida under Section 817.234 of the Florida Statutes. Any contractor who offers to "waive" or "cover" your deductible is proposing insurance fraud.
• Pressure to sign a contract immediately: "This price is only good today" or "we only have a few spots left" are high-pressure tactics designed to prevent you from doing due diligence.
• No physical local address: Ask for their local office address and drive by it. Storm chasers often operate from hotels or temporary rental spaces.
• Request large upfront payment: A demand for 50% or more upfront, especially in cash, is a major red flag. Legitimate contractors do not need your money to buy materials. They have supplier credit accounts.

For a deeper dive into identifying roofing scams, read our guide on roofing contractor red flags and our Florida roofing scams guide.

Step 8: Understand PACE Financing Pitfalls

Property Assessed Clean Energy (PACE) financing is a program that allows homeowners to finance energy-related improvements, including roofing, through a special assessment added to their property tax bill. While this sounds convenient, PACE financing carries significant risks that every Florida homeowner should understand before agreeing.

PACE Financing: Risks and Concerns

If a contractor's primary selling point is that they can get you PACE financing, be cautious. Explore traditional financing options first. Our roof financing guide compares all available options including home equity, personal loans, contractor financing, and PACE.

10 Questions to Ask Before Hiring a Roofing Contractor

Before you sign a contract, sit down with the contractor (or their representative) and ask these questions. Pay attention not just to the answers but to how they are delivered. Evasive or defensive responses are themselves a red flag.

The Essential 10 Questions

Question 1: What is your Florida roofing license number, and is it a CCC or CRC?

Why this matters: This immediately establishes whether they are legally authorized to perform roofing work in Florida. A legitimate contractor will provide this number without hesitation. Verify it on the DBPR website before proceeding.

Question 2: Can you provide a Certificate of Insurance showing general liability and workers compensation coverage?

Why this matters: This protects you from liability if someone is injured on your property. Ask them to have the certificate sent directly from their insurance carrier to your email. If they resist or delay, that is a warning sign.

Question 3: Will you pull the building permit for this project?

Why this matters: The only acceptable answer is yes. The contractor should handle all permitting. If they suggest you pull the permit yourself, or suggest the work does not require a permit, walk away.

Question 4: What specific materials will you use, and what warranty tier do they carry?

Why this matters: Vague answers like "we use the best shingles" or "top quality materials" are meaningless. You want specific brand names, product lines, and warranty tiers. For example: "GAF Timberline HDZ with the GAF System Plus Warranty." This specificity lets you compare estimates accurately and verify the materials actually installed match what was promised.

Question 5: How many layers of existing roofing will you remove?

Why this matters: A proper tear-off down to the decking is essential for inspection and proper installation. If they propose installing over existing shingles (a "roof-over"), understand the implications: it is cheaper upfront but voids many manufacturer warranties, hides deck damage, adds weight, and may not pass inspection. Our guide onroof-over vs tear-off compares both approaches.

Question 6: What is your process if you find damaged decking during tear-off?

Why this matters: Nearly every Florida roof replacement uncovers some damaged decking. A good contractor will have a clear policy: they will show you the damage, explain the extent, provide a per-sheet price for replacement (typically $75 to $150 per 4x8 sheet of plywood installed), and get your approval before proceeding. A bad contractor will not mention decking until they are on your roof and then demand an inflated price on the spot.

Question 7: Who will actually be on my roof doing the work? Your employees or subcontractors?

Why this matters: Many roofing companies use subcontractor crews. This is not inherently bad, but you need to know because: the subcontractor's workers must be covered by workers comp insurance, the quality control dynamic changes when the company does not directly employ the installers, and warranty claims can become complicated if the subcontractor relationship ends.

Question 8: What is your labor warranty, and what does it specifically cover?

Why this matters: The manufacturer warranty covers material defects. The contractor's labor warranty covers installation errors. These are separate. A reputable contractor provides a minimum 5-year labor warranty, with many offering 10 years or more. Get the warranty terms in writing. Ask what specifically is covered and what is excluded. Ask what the process is for filing a warranty claim. Learn more in our roof warranty guide.

Question 9: Can you provide references from at least 3 jobs completed in Pinellas County in the past 12 months?

Why this matters: Recent, local references are the most relevant. A contractor who cannot provide them either is new to the area (risk), has unhappy customers (bigger risk), or is fabricating their qualifications (biggest risk). Call the references. Ask about the experience from start to finish.

Question 10: What is the payment schedule, and when is the final payment due?

Why this matters: A reasonable payment schedule for a roofing project is: 10 to 20 percent at contract signing, a progress payment at material delivery or tear-off completion, and the final payment after the work passes inspection and you are satisfied. Never pay the full amount before work begins. Never make the final payment before the final building inspection has passed.

Contractor Vetting Checklist

Use this checklist to systematically evaluate each contractor you are considering. Do not skip items.

After You Hire: Protecting Yourself During the Project

Your due diligence does not end when you sign the contract. Stay engaged throughout the project to ensure the work matches what was promised.

During the Project

• Verify the permit is posted. The building permit should be displayed at the job site. Confirm the permit number matches what the contractor said they would pull.
• Check materials delivered. When roofing materials are delivered to your property, verify the brand and product match what was specified in the contract. Take photos of the material labels and wrappers before installation begins.
• Monitor the work. You do not need to stand on the roof, but observe from the ground. Are they doing a full tear-off as promised? Are they replacing damaged decking? Is the underlayment going down before the shingles?
• Document decking replacement. If the contractor finds damaged decking, ask to see it before they replace it. Take photos. Confirm the per-sheet price matches the contract before authorizing the work.
• Watch for shortcuts. Common shortcuts include: not replacing all flashing, reusing old drip edge, skipping starter strip shingles, not installing ice and water shield in required areas, and inadequate nail placement.

After the Project

• Final inspection. The building department inspector must approve the completed work. Do not make final payment until the inspection passes. If the inspector notes deficiencies, the contractor must correct them before you pay.
• Get a final lien waiver. This document confirms the contractor has been paid in full and releases any potential lien claims against your property. It protects you if the contractor has unpaid subcontractors or suppliers.
• Get warranty documentation. Collect the manufacturer warranty certificate (the contractor may need to register it) and the contractor's written labor warranty. Store these with your important home documents.
• Schedule a wind mitigation inspection. A new roof is an opportunity to get a wind mitigation inspection that can reduce your insurance premiums. See our wind mitigation inspection guide.
• Update your insurance. Notify your insurance carrier that you have a new roof. Provide the permit number and completion date. This may lower your premium and certainly protects your coverage eligibility.

Frequently Asked Questions

How do I verify a roofing contractor license in Florida?

Visit the Florida DBPR website at myfloridalicense.com and use the license verification tool. Search by the contractor's name or license number. Valid roofing licenses start with CCC (Certified Roofing Contractor) or CRC (Registered Roofing Contractor). The license should show as Current and Active with no disciplinary actions. For CRC licenses, confirm Pinellas County is listed as a registered county.

What is the difference between a CCC and CRC roofing license in Florida?

A CCC (Certified Roofing Contractor) license allows the contractor to work anywhere in Florida. A CRC (Registered Roofing Contractor) license restricts the contractor to specific counties where they have registered. Both require passing an exam and meeting experience requirements. For work in Pinellas County, either license type is valid as long as the CRC holder is registered in Pinellas County. The CCC is generally considered the more prestigious license because it requires passing the state-level exam.

What insurance should a roofing contractor carry in Florida?

A roofing contractor should carry general liability insurance (minimum $1 million per occurrence), workers compensation insurance covering all employees and subcontractors, and auto liability insurance for company vehicles. Request a Certificate of Insurance directly from their insurance carrier, not just a copy from the contractor, and verify coverage dates are current and the named insured matches the contracting company.

What should a roofing contract include in Florida?

A Florida roofing contract should include the contractor license number, detailed scope of work, specific materials (brand, model, color), total price with payment schedule, start and estimated completion dates, a statement that the contractor will pull all required permits, warranty terms for both labor and materials, cleanup and debris removal responsibility, a change order process, a lien waiver provision, and the 3-day cancellation right disclosure required by Florida law for contracts signed at the homeowner's residence.

How much should I pay a roofing contractor upfront in Florida?

A standard roofing deposit is 10 to 20 percent of the total project cost. Be cautious of any contractor demanding more than 30 percent upfront. Never pay the full amount before work is completed and inspected. A reasonable payment schedule is: 10 to 20 percent at signing, a progress payment at material delivery or tear-off, and the balance after the final building inspection passes.

What are the warning signs of a bad roofing contractor in Florida?

Warning signs include going door-to-door soliciting after storms, demanding large upfront deposits (50%+), no written contract, no visible license number on business materials, pressuring you to sign immediately, offering to waive your insurance deductible (a felony in Florida), not pulling building permits, no physical business address, only accepting cash, and refusing to provide references or insurance certificates. For a comprehensive list, see our guide onroofing contractor red flags.