A new roof is one of the biggest checks most homeowners will ever write. In Florida, it’s also one of the easiest places to get burned. After every hurricane season, unlicensed crews and out-of-state “storm chasers” go door to door across the Treasure Coast. Many of them are gone before the first leak shows up.

The good news is that bad roofing companies tend to make the same moves. Once you know what they are, you can spot them quickly. Here are nine red flags to watch for, plus the questions that will tell you whether a roofer is being straight with you.

1. They knocked on your door after a storm

A legitimate roofer can knock on doors, but be wary of anyone who shows up uninvited right after a storm, especially with out-of-state plates or a truck with no company name. Storm chasers follow the weather. They sign as many contracts as they can, do fast and cheap work, and leave town. When your roof leaks six months later, nobody answers the phone.

What to do: Ask for the company’s local address, and then drive by it. A real local contractor has a real office and will still be around to stand behind the work.

2. They can’t (or won’t) show you a Florida license

Every roofing contractor in Florida has to be licensed by the state. This is the single most important check you can make, and it takes about two minutes.

What to do: Get the license number and look it up at MyFloridaLicense.com. Make sure the license is active, that the name matches the company you’re dealing with, and that there’s no list of complaints or disciplinary actions. If they say “we work under someone else’s license,” walk away.

3. They don’t carry insurance, or get vague when you ask about it

If an uninsured worker gets hurt on your roof, you could be on the hook. If an uninsured crew damages your home, you may have no way to recover the cost.

What to do: Ask for a certificate of insurance showing general liability and workers’ compensation coverage. A good company will send it without hesitation, and you can call the insurer to confirm it’s current.

4. They offer to “cover” or waive your insurance deductible

This sounds like a favor, but it’s a serious red flag. Under Florida law, contractors are prohibited from offering to waive, pay, or rebate a homeowner’s insurance deductible. Anyone who offers this is either breaking the law or planning to make up the difference somewhere else, usually by inflating your claim or cutting corners on the job.

What to do: Say no. A reputable roofer will help you document damage and work with your adjuster, but you pay your own deductible.

5. They want a big deposit up front, in cash

Some deposit is normal, since materials cost money. But a roofer who wants most of the job paid in advance, or insists on cash, is taking on very little risk while you take on a lot.

Florida law also protects you here. If a contractor takes a deposit of more than 10% of the contract price, they’re required to apply for the permit within 30 days and start work within 90 days of the permit being issued, unless the contract says otherwise.

What to do: Pay by check or card so you have a record, and tie payments to clear milestones in the contract.

6. They pressure you to sign today

“This price is only good if you sign right now.” “Material prices are going up tomorrow.” “We’ve got a crew in your neighborhood this week only.” These lines are meant to keep you from getting a second opinion.

What to do: A fair price will still be fair next week. Take the time to get at least two or three written estimates and compare them side by side.

7. The estimate is vague, or way lower than everyone else’s

A real roofing estimate spells out what’s being done: tear-off of the old roof, underlayment type, the brand and product line of the shingles or metal panels, flashing, ventilation, and how they’ll handle rotted decking if they find it. A one-line estimate that just says “new roof, $X” leaves room for surprises.

A bid that comes in far below the others usually means something is missing. It might be a cheaper underlayment, skipped permits, or a plan to “discover” extra work after the old roof is off.

What to do: Ask every company to itemize. Then compare the materials and scope, not just the bottom line.

8. They say you don’t need a permit

Re-roofing in Florida requires a building permit, and the job has to pass inspection. The permit process exists to make sure your new roof meets the Florida Building Code, which matters a lot when hurricane winds hit. Skipping it can also cause headaches with your insurance company and when you sell your home.

What to do: Make sure the contract says the roofer will pull the permit. If someone asks you to pull an owner-builder permit for a job they’re doing, that’s a sign they can’t pull it themselves.

9. There’s no written warranty, or the warranty is vague

Most new roofs come with two warranties. The manufacturer’s warranty covers the materials. The workmanship warranty covers the installation, and it’s the one that tells you how much a contractor trusts its own crew.

What to do: Get both warranties in writing, and ask what’s covered, for how long, and what voids them. A company that has been in business for years and plans to stay can afford to offer a real workmanship warranty.

How to tell if a roofer is lying to you

Even a licensed company can try to oversell you. A few questions go a long way:

• “Can you show me the damage?” Ask for photos of the specific problem areas, or ask them to show you from a ladder. Real damage is easy to point to.
• “Does this need a full replacement, or can it be repaired?” An honest roofer will tell you when a repair makes more sense, even though a replacement is a bigger job for them.
• “Who will actually be on my roof?” Find out whether the company uses its own crews or subcontracts the work, and who supervises the job.
• “Can I talk to a few recent customers?” Then check their Google reviews, and read the bad ones as well as the good ones. Look at how the company responded. Always check the reviews with the last 1-2 years.

If the answers are vague, change from one conversation to the next, or don’t match what you see on your roof, get a second opinion before you sign anything.

What a good roofing company looks like

A roofer you can trust will usually:

• Have an active Florida license and give you the number without being asked twice
• Carry liability and workers’ comp insurance and show you proof
• Have a local office and a track record of reviews in your area
• Put everything in a detailed written contract, including permits, materials, and payment schedule
• Give you time to make a decision
• Offer a clear workmanship warranty on top of the manufacturer’s warranty

Get an honest roof inspection in Vero Beach

At Panda Roof and Contractors, we’ve built our reputation on doing things the right way. We’re a licensed and insured Florida contractor (License CGC006984), and our local office is right here at 4560 US-1 in Vero Beach. Our customers have given us a 4.7-star rating across more than 250 Google reviews.

When you call us, we’ll send a certified roofing specialist to inspect your roof, often within 24 hours. You’ll get photos of what we find and a straight answer about whether you need a repair or a replacement. Every re-roof we install comes with a 10-year workmanship warranty and 5 years of free inspections, and we offer financing to help you fit a new roof into your budget.

Call (772) 231-5959 or schedule your free roof inspection online today.