How to Choose a Roofing Contractor (Without Getting Burned)
Want a straight answer about your own roof?
Free inspection, written report, no sales pitch. We cover Johnson, Douglas, Wyandotte and Leavenworth counties.
We're a roofing company, so telling you how to pick a roofing company probably sounds self-serving. Fair enough. But we're also the ones who get called in to fix the work that a bad contractor left behind, and we've seen some genuinely awful stuff. Underlayment nailed on upside down. Shingles installed in the wrong direction. Flashing sealed with duct tape, actual duct tape. So yeah, this topic matters, and we'd rather you pick a good competitor than get burned by a bad one.
Red flags that should stop you cold
- No local address: ask where the office is and confirm it independently. A contractor you cannot locate later is a contractor you cannot hold to a warranty
- High-pressure sales tactics: if they say the price is only good today, walk away. Roofing costs don't change overnight.
- Demands cash or a large upfront deposit: a small deposit is normal, but nobody should be asking for 50% upfront
- Can't provide a certificate of insurance: ask the contractor's insurance agent to send a current certificate directly to you. Coverage and legal responsibility depend on the facts, so ask your own insurance agent or attorney if you have concerns.
- Offers to hide a discount or a different project cost from your insurer
- No written contract or vague contract: if the scope of work isn't in writing, you have zero protection
Four checks that filter out most storm chasers
- 1Kansas AG registrationPaid roofing contractors generally need a Kansas registration certificate unless exempt. Ask for the number and verify the current registration through the state resources.
- 2Local city or county licenseOverland Park, Olathe, Lenexa and Johnson County each run their own licensing. State registration alone is not enough.
- 3Certificate of insuranceGeneral liability plus workers compensation, sent directly by their insurance agent rather than forwarded by the salesperson.
- 4A local address you can drive toNot a PO box, and not an out of state number that appeared the week after the storm.
Green flags that mean you're in good hands
- Local physical address and an established presence in the area
- Valid general liability and workers' compensation insurance, ask for the certificate and verify it
- Manufacturer certifications, GAF Master Elite, Owens Corning Platinum, CertainTeed SELECT, these require training and track record
- Detailed written contract covering materials, timeline, cleanup, warranty, and payment schedule
- Willing to pull permits and schedule inspections: because that's how it's supposed to work
- Happy to provide references from recent jobs in your area
Get three bids, but don't pick the cheapest
Getting multiple bids is smart. What's not smart is picking the lowest number without reading it. If one bid is $8,000 and the other two are $12,000, that gap is worth understanding before you sign. Ask each bidder what their number includes and what it leaves out. A lower price can reflect a leaner operation, and it can reflect a narrower scope, and the written estimate is the thing that tells you which one you are looking at.
Compare the bids line by line. Are they using the same shingle brand and grade? Are they including underlayment, ice and water shield, drip edge, ridge vent? Is cleanup and debris removal included? Is there a workmanship warranty on top of the manufacturer warranty? The details matter more than the bottom line number.
We're happy to be one of your three bids. Give us a call at (913) 954-4501 and we'll put together a detailed estimate you can compare against anyone else's.
Want a straight answer about your own roof?
Free inspection, written report, no sales pitch. We cover Johnson, Douglas, Wyandotte and Leavenworth counties.
