Questions to Ask Before Signing a Roof Co… | Wannamaker

A roofing contract might be a single sheet of paper — or it might be twelve pages of fine print. Either way, it's binding. And in San Antonio, where storm chasers flood the market after every hail event and door-knockers make big promises, signing the wrong contract can cost you thousands or leave you with no recourse when something goes sideways. Here are the questions you should ask before the pen hits the paper.

1. Are You Licensed and Insured in Texas?

Texas doesn't require a statewide roofing license, which means the barrier to entry is low. But many municipalities — including San Antonio — require contractors to register and pull permits. Ask for proof of:

• General liability insurance. This protects your property if something goes wrong during the job. Ask for a certificate of insurance (COI) naming you as an additional insured, and verify it's current.
• Workers' compensation coverage. If a crew member is injured on your roof and the contractor doesn't carry workers' comp, you could be liable. This is non-negotiable.
• City of San Antonio registration. Legitimate contractors register with the city's Development Services Department. If they can't show you a registration number, that's a red flag.

A reputable roofer will hand this information over without hesitation. If they dodge the question, they're not worth your time.

2. What Exactly Is Included in This Price?

"We'll replace your roof for $12,000" sounds straightforward — until you realize the quote didn't include decking repairs, drip edge, or hauling away the old shingles. Before you sign, make sure the contract spells out:

• Tear-off and disposal. Will they remove the existing roof down to the deck, or layer over it? Layering is cheaper but hides problems and voids most manufacturer warranties.
• Underlayment and ice-and-water shield. These are critical in our climate. The contract should specify the product brand and type.
• Flashing, vents, and pipe boots. These components fail before shingles do. A good contract replaces them; a cheap one reuses old ones.
• Decking repairs. What happens if they find rotten decking once the old roof is off? The contract should state the per-sheet price for OSB or plywood replacement so you aren't hit with a surprise upcharge.
• Cleanup and final inspection. Magnetic nail sweeps, debris removal, and a walk-through should be standard — not add-ons.

If you're comparing bids, make sure you're comparing apples to apples. Our page on roof replacement cost breaks down what drives pricing in the San Antonio market.

3. What Warranty Do I Get — and From Whom?

There are two warranties that matter:

• Manufacturer warranty. Covers defects in the roofing material itself. Duration and terms depend on the product — an asphalt shingle system warranty from a major manufacturer typically ranges from 25 years to lifetime, but the fine print matters. Some warranties are prorated after a certain number of years, meaning coverage shrinks over time.
• Workmanship warranty. Covers installation errors. This comes from your contractor, not the manufacturer. Ask how long it lasts and whether it's transferable if you sell the home. A company offering only a one-year workmanship warranty is telling you something about their confidence level.

Here's the catch: manufacturer warranties can be voided if the installation doesn't meet their specs. That's why hiring a contractor who follows manufacturer guidelines to the letter — and is certified by the manufacturer — actually protects your warranty investment.

4. Who Will Actually Be on My Roof?

Some roofing companies subcontract every job to crews they've never worked with. Others employ their own teams. Neither is automatically bad, but you deserve to know. Ask:

• Will you use in-house crews or subcontractors? If subs, are they insured under your policy?
• Will a project manager or foreman be on-site? Someone should be supervising the work — not just dropping off materials and leaving.
• How long will the job take? A standard single-family roof replacement in San Antonio typically takes one to three days, depending on size, pitch, and material. If they can't give you a timeline, that's a problem.

5. What's the Payment Structure?

Be wary of any contractor who demands full payment upfront. A reasonable structure looks like this: a deposit (typically 10-30%) to secure your spot and order materials, with the balance due upon completion and your satisfaction. Some contractors working with insurance claims operate differently — they may collect the insurance check and your deductible — but the principle is the same: you shouldn't pay everything before a single nail is driven.

If your project involves an insurance claim, ask how the contractor coordinates with your carrier. A good roofer will meet with your adjuster, review the scope line by line, and supplement if the carrier's estimate misses items. They should never pressure you to sign an Assignment of Benefits (AOB) that gives them full control of your claim.

6. Will You Pull Permits?

In San Antonio, a permit is required for roof replacement. Period. Some contractors skip permits to save time and money — but an unpermitted job can haunt you when you sell the house, file a future insurance claim, or need warranty service. If a contractor says permits aren't necessary, walk away.

7. Can I See Recent Local Work?

References from three states away don't help you. Ask for addresses of recent projects in neighborhoods like Stone Oak, Alamo Heights, or wherever you live. A contractor rooted in the San Antonio area should have plenty of nearby examples. Drive by and look at the finished work — clean lines, consistent shingle alignment, and neat flashing tell you a lot.

8. What Happens If There's a Problem After the Job?

Every roof will eventually need attention — a loose flashing, a cracked pipe boot, a leak after a big storm. Ask how the contractor handles warranty calls. How quickly do they respond? Is there a dedicated number? Do they charge a service fee for warranty visits? The answer reveals whether this company plans to be around for the long haul or disappear after cashing your check.

If you're not sure whether your current roof needs full replacement or just roof repair, start with an honest assessment before signing anything.

The Biggest Red Flag of All

Pressure. If a contractor tells you the price is only good today, or that you need to sign right now before the "slot fills up," that's a sales tactic — not a roofing recommendation. Legitimate contractors give you time to review the contract, compare bids, and ask questions. The ones who pressure you are counting on you not doing those things.

A roofing contract protects both parties — but only if it's thorough, transparent, and fair. Take the time to read every line, ask these questions, and don't let anyone rush you. Your roof is too important and too expensive to get wrong.